Narrabundah

Population growth drivers in Narrabundah are above average based on AreaSearch's ranking of recent, and medium to long-term trends

Narrabundah's population was approximately 7,191 as of May 2026. This figure represents an increase of 736 people (11.4%) since the 2021 Census, which reported a population of 6,455. The change is inferred from the estimated resident population of 7,014 in June 2025 and an additional 122 validated new addresses since the Census date. This results in a population density ratio of 1,758 persons per square kilometer, higher than the average across national locations assessed by AreaSearch. Narrabundah's growth exceeded both the state (8.3%) and SA4 region levels since the 2021 census, positioning it as a growth leader. Overseas migration accounted for approximately 82.1% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data and years post-2032, age group growth rates from the ACT Government's SA2 area projections are adopted, using 2022 as the base year. By 2041, an above median population growth is projected for Narrabundah, with an expected expansion of 1,041 persons, reflecting a total gain of 12.0% over the 16-year period based on the latest annual ERP population numbers.

Recent residential development output has been above average within Narrabundah when compared nationally

Narrabundah has averaged approximately 34 new dwelling approvals annually. Over the past five financial years, from FY21 to FY25170 homes were approved, with an additional 11 approved so far in FY26. Each year, around 3.5 new residents arrive per dwelling constructed over these five years.

This significant demand exceeds new supply, typically leading to price growth and increased buyer competition. The average expected construction cost value of new dwellings is $274,000. In the current financial year, $19.8 million in commercial approvals have been registered, indicating balanced commercial development activity. Compared to the Australian Capital Territory, Narrabundah shows about 59% of the construction activity per person and ranks among the 47th percentile nationally in terms of buyer options, suggesting limited availability while demand for established dwellings strengthens. New development consists of an equal split between standalone homes (50%) and attached dwellings (50%), offering affordable entry pathways and attracting downsizers, investors, and first-time purchasers.

This shift from the area's existing housing composition (currently 68% houses) reflects decreasing developable sites and changing lifestyles requiring more diverse, affordable housing options. With around 345 people per dwelling approval, Narrabundah indicates a developed market. By 2041, Narrabundah is projected to grow by 864 residents, according to the latest AreaSearch quarterly estimate. Current development appears well-suited to meet future needs, supporting steady market conditions without extreme price pressure.

Narrabundah has emerging levels of nearby infrastructure activity, ranking in the 21stth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified four projects that may affect this region: Narrabundah Village Precinct Renewal (Iluka & Boolimba), Griffith-Narrabundah Community Centre & Oval Upgrade, Narrabundah Long Stay Caravan Park Redevelopment, and The Establishment Narrabundah.

Professional plan users can use the search below to filter and access additional projects.

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Narrabundah has seen below average employment performance when compared to national benchmarks

Narrabundah has a highly educated workforce with professional services showing strong representation. The unemployment rate was 3.6% as of December 2025. Employment growth over the past year was estimated at 1.0%.

In Narrabundah, 3738 residents were employed while the unemployment rate was 0.3% lower than the Australian Capital Territory's rate of 3.8%. Workforce participation was somewhat below standard at 65.6%, compared to the Australian Capital Territory's 70.5%. According to Census responses, only 13.2% of residents worked from home in Narrabundah.

The key industries of employment among residents were public administration & safety, professional & technical services, and health care & social assistance. Conversely, education & training showed lower representation at 8.5%, compared to the regional average of 9.6%. Employment levels increased by 1.0% during the year to December 2025, with labour force increasing by 1.3%, causing the unemployment rate to rise by 0.3 percentage points. By comparison, Australian Capital Territory recorded employment growth of 0.9%, labour force growth of 1.2%, and an unemployment rate increase of 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest that national employment is forecast to expand by 6.6% over five years and 13.7% over ten years. Applying these industry-specific projections to Narrabundah's employment mix suggests local employment should increase by 6.5% over five years and 13.2% over ten years, based on a simple weighting extrapolation for illustrative purposes and not taking into account localised population projections.

The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis

The Narrabundah SA2 had a median taxpayer income of $72,295 and an average of $88,707 in the latest postcode level ATO data aggregated by AreaSearch for financial year 2023. This is among the highest in Australia, contrasting with Australian Capital Territory's median income of $72,206 and average income of $85,981. Based on Wage Price Index growth of 10.44% since financial year 2023, current estimates would be approximately $79,843 (median) and $97,968 (average) as of March 2026. According to 2021 Census figures, household, family and personal incomes all rank highly in Narrabundah, between the 85th and 93rd percentiles nationally. Distribution data shows the $4000+ earnings band captures 28.0% of the community (2,013 individuals), differing from patterns across the broader area where $1,500 - 2,999 dominates with 34.3%. Economic strength emerges through 40.6% of households achieving high weekly earnings exceeding $3,000, supporting elevated consumer spending. High housing costs consume 15.1% of income, though strong earnings still place disposable income at the 85th percentile and the area's SEIFA income ranking places it in the 8th decile.

Narrabundah displays a diverse mix of dwelling types, with above-average rates of outright home ownership

In Narrabundah, as per the latest Census, 68.2% of dwellings were houses, with the remaining 31.8% being semi-detached homes, apartments, or other types. This differs slightly from the Australian Capital Territory's (ACT) average of 63.3% houses and 36.7% other dwellings. Home ownership in Narrabundah stood at 27.9%, mirroring the ACT's rate. Mortgaged dwellings made up 34.2%, while rented properties accounted for 37.9%. The median monthly mortgage repayment was $2,392, higher than the ACT average of $2,080 and the national average of $1,863. Meanwhile, the median weekly rent in Narrabundah was $440, slightly above the ACT's $450 and significantly higher than the national figure of $375.

Narrabundah features high concentrations of group households and lone person households, with a lower-than-average median household size

Family households account for 64.8% of all households, consisting of 29.9% couples with children, 23.2% couples without children, and 10.8% single parent families. Non-family households comprise the remaining 35.2%, with lone person households at 30.3% and group households making up 4.8% of the total. The median household size is 2.4 people, which is smaller than the Australian Capital Territory average of 2.5.

Narrabundah shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

In Narrabundah, residents aged 15+ have notably higher university qualification rates at 54.6%, compared to Australia's 30.4%. This area's educational advantage is evident in its Bachelor degree holders (28.4%), postgraduate qualifications (20.5%), and graduate diplomas (5.7%). Vocational pathways are also present, with advanced diplomas (8.8%) and certificates (11.1%) accounting for 19.9% of qualifications among those aged 15+. Educational participation is high, with 33.1% currently enrolled in formal education, including primary (10.4%), secondary (8.7%), and tertiary (7.8%).

Educational participation is notably high, with 33.1% of residents currently enrolled in formal education. This includes 10.4% in primary education, 8.7% in secondary education, and 7.8% pursuing tertiary education.

Transport servicing is high compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Narrabundah has 49 active public transport stops, all serving buses. These are covered by 101 routes, offering a total of 6,994 weekly passenger trips. The area's transport accessibility is excellent, with residents on average just 180 meters from the nearest stop. Most commutes are outward-bound due to its residential nature. Cars remain the primary mode at 82%, followed by buses at 7% and cycling at 5%. Vehicle ownership stands at 1.1 per dwelling, below the regional average.

According to the 2021 Census, only 13.2% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 999 trips daily across all routes, translating to around 142 weekly trips per stop.

Health performance in Narrabundah is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Narrabundah faces significant health challenges based on AreaSearch's assessment of mortality rates and chronic condition prevalence (AreaSearch Assessment, 2021). Common health conditions are somewhat prevalent across both younger and older age cohorts. The rate of private health cover is exceptionally high at approximately 65% of the total population (4,688 people), compared to 62.4% across Australian Capital Territory and 55.7% nationally (Australian Bureau of Statistics, 2020).

The most common medical conditions in the area are mental health issues and arthritis, impacting 9.2 and 7.8% of residents respectively, while 68.3% declared themselves completely clear of medical ailments compared to 70.2% across Australian Capital Territory (Australian Institute of Health and Welfare, 2019). Health outcomes among the working-age population are broadly typical. The area has 19.5% of residents aged 65 and over (1,403 people), which is higher than the 14.3% in Australian Capital Territory (Australian Bureau of Statistics, 2017). Health outcomes among seniors are above average, with national rankings even higher than the general population (Australian Institute of Health and Welfare, 2021).

The level of cultural diversity witnessed in Narrabundah was found to be above average when compared nationally for a number of language and cultural background related metrics

Narrabundah was found to be more culturally diverse than most local markets, with 29.9% of its population born overseas and 24.8% speaking a language other than English at home. Christianity is the predominant religion in Narrabundah, comprising 40.1% of people. Judaism, however, is overrepresented compared to regional averages, making up 0.5% of Narrabundah's population versus 0.2% across Australian Capital Territory.

The top three represented ancestry groups are English (23.2%), Australian (22.2%), and Other (11.7%). Notably, French (1.0%) Polish (1.1%), and Russian (0.6%) ethnicities are overrepresented compared to regional averages of 0.5%, 0.8%, and 0.3% respectively.

Narrabundah's population is slightly older than the national pattern

The median age in Narrabundah is 40 years, which exceeds both the Australian Capital Territory's average of 35 years and the Australian median of 38 years. Compared to the Australian Capital Territory, Narrabundah has a higher proportion of residents aged 55-64 (12.3%) but fewer residents aged 25-34 (12.4%). Between the 2021 Census and the present day, the proportion of residents aged 75 to 84 has increased from 5.5% to 7.5%, while the proportion of residents aged 5 to 14 has decreased from 12.7% to 11.0%. By the year 2041, Narrabundah's age composition is projected to shift significantly. The 75 to 84 age group is expected to grow by 40%, increasing from 541 people to 756. This growth will be led by those aged 65 and above, who are projected to comprise 60% of the population increase. Conversely, population declines are projected for the 0 to 4 and 25 to 34 age groups.