Narrabundah

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

Based on AreaSearch's analysis, Narrabundah's population is around 6,910 as of Feb 2026. This reflects an increase of 455 people (7.0%) since the 2021 Census, which reported a population of 6,455 people. The change is inferred from the estimated resident population of 6,896 from the ABS as of June 2024 and an additional 123 validated new addresses since the Census date. This population level equates to a density ratio of 1,689 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. Narrabundah's 7.0% growth since the 2021 census exceeded the state (6.7%) and the SA4 region, marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration, which contributed approximately 67.1% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, and for years post-2032, age group growth rates from the ACT Government's SA2 area projections, with 2022 as a base, are adopted. Considering the projected demographic shifts, an above-median population growth of statistical areas across the nation is projected, with the area expected to increase by 1,211 persons by 2041 based on the latest annual ERP population numbers, reflecting an increase of 17.3% in total over the 17 years.

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

Narrabundah has averaged around 34 new dwelling approvals per year, totalling 170 homes over the past 5 financial years. So far in FY-26, 8 approvals have been recorded. With an average of 3.5 people per year moving to the area for each dwelling built over the past 5 financial years (between FY-21 and FY-25), demand is significantly outpacing supply, which typically puts upward pressure on prices and increases competition among buyers, while new properties are constructed at an average value of $274,000. There have also been $19.8 million in commercial approvals this financial year, suggesting balanced commercial development activity.

Compared to the Australian Capital Territory, Narrabundah records about 59% of the building activity per person and ranks in the 47th percentile of areas assessed nationally, meaning somewhat limited buyer options and strengthening demand for established properties. New development consists of 50.0% detached houses and 50.0% attached dwellings. This trend toward denser development provides accessible entry options and appeals to downsizers, investors, and entry-level buyers. This represents a considerable change from the current housing mix (currently 68.0% houses), reflecting reduced availability of development sites and addressing shifting lifestyle demands and affordability requirements. With around 345 people per dwelling approval, Narrabundah shows a developed market.

Future projections show Narrabundah adding 1,197 residents by 2041 (from the latest AreaSearch quarterly estimate). Development is keeping a reasonable pace with projected growth, though buyers may face increasing competition as the population expands.

Narrabundah has emerging levels of nearby infrastructure activity, ranking in the 22ndth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects and planning initiatives. In total 4 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Narrabundah Village Precinct Renewal (Iluka & Boolimba), Griffith-Narrabundah Community Centre & Oval Upgrade, Narrabundah Long Stay Caravan Park Redevelopment, and The Establishment Narrabundah, with the below list detailing those likely to be of most relevance.

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

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

The employment landscape in Narrabundah shows performance that lags behind national averages across key labour market indicators

Narrabundah possesses a highly educated workforce, with professional services showing strong representation, an unemployment rate of only 3.6%, and 1.0% in estimated employment growth over the past year. As of December 2025, 3,738 residents are in work while the unemployment rate is 0.3% below the Australian Capital Territory's rate of 3.8%, and workforce participation lags significantly (66.7% compared to the Australian Capital Territory's 72.6%). Based on Census responses, a low 13.2% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

The key industries of employment among residents are public administration & safety, professional & technical, and health care & social assistance. Conversely, education & training shows lower representation at 8.5% versus the regional average of 9.6%. The predominantly residential area appears to offer limited employment opportunities locally, as indicated by the count of the Census working population versus the resident population.

Based on AreaSearch analysis of SALM and ABS data, the 12-month period saw employment increasing by 1.0% alongside the labour force increasing by 1.3%, resulting in unemployment rising by 0.3 percentage points. By comparison, the Australian Capital Territory recorded employment growth of 0.9%, labour force growth of 1.2%, with unemployment rising 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Narrabundah. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. 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 (please note this is a simple weighting extrapolation for illustrative purposes and does not take 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 shows a median taxpayer income of $72,295 and an average of $88,707 according to the latest postcode level ATO data aggregated by AreaSearch for FY-23. This is among the highest in Australia, contrasting with the Australian Capital Territory's median income of $72,206 and average income of $85,981. Based on Wage Price Index growth of 9.26% since FY-23, current estimates would be approximately $78,990 (median) and $96,921 (average) as of September 2025. 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 (1,934 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

Dwelling structure within Narrabundah, as evaluated at the latest Census, comprised 68.2% houses and 31.8% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to the Australian Capital Territory's 63.3% houses and 36.7% other dwellings. Meanwhile, the level of home ownership within Narrabundah was in line with that of the Australian Capital Territory, at 27.9%, with the remainder of dwellings either mortgaged (34.2%) or rented (37.9%). The median monthly mortgage repayment in the area was well above the Australian Capital Territory average at $2,392, while the median weekly rent figure was recorded at $440, compared to the Australian Capital Territory's $2,080 and $450. Nationally, Narrabundah's mortgage repayments are significantly higher than the Australian average of $1,863, while rents are substantially above 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 dominate at 64.8% of all households, comprising 29.9% couples with children, 23.2% couples without children, and 10.8% single parent families. Non-family households make up the remaining 35.2%, with lone person households at 30.3% and group households comprising 4.8% of the total. The median household size of 2.4 people 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

Educational attainment in Narrabundah significantly surpasses broader benchmarks, with 54.6% of residents aged 15+ holding university qualifications compared to 30.4% in Australia. This substantial educational advantage positions the area strongly for knowledge-based opportunities. Bachelor degrees lead at 28.4%, followed by postgraduate qualifications (20.5%) and graduate diplomas (5.7%). Vocational pathways account for 19.9% of qualifications among those aged 15+; advanced diplomas (8.8%) and certificates (11.1%).

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

Public transport analysis reveals 49 active transport stops operating within Narrabundah comprising a mix of buses. These stops are serviced by 101 individual routes, collectively providing 6,994 weekly passenger trips. Transport accessibility is rated as excellent, with residents typically located 180 meters from the nearest transport stop. As a primarily residential area, most residents commute outward - the car remains the dominant mode at 82%, with 7% by bus and 5% cycling. Vehicle ownership averages 1.1 per dwelling, below the regional average. A relatively low 13.2% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 999 trips per day across all routes, equating to approximately 142 weekly trips per individual 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. Common health conditions are somewhat prevalent across both younger and older age cohorts, and the rate of private health cover is exceptionally high at approximately 65% of the total population (4,505 people). This compares to 62.4% across the Australian Capital Territory. The national average is 55.7%.

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 as completely clear of medical ailments compared to 70.2% across the Australian Capital Territory. Health outcomes among the working-age population are broadly typical. The area has 21.0% of residents aged 65 and over (1,451 people), which is higher than the 14.3% in the Australian Capital Territory. Health outcomes among seniors are above average, with national rankings even higher than the general population.

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 is more culturally diverse than the vast majority of local markets, with 29.9% of its population born overseas and 24.8% speaking a language other than English at home. The main religion in Narrabundah is Christianity, which makes up 40.1% of people. However, the most apparent overrepresentation is in Judaism, which comprises 0.5% of the population, compared to 0.2% across the Australian Capital Territory.

In terms of ancestry (country of birth of parents), the top three represented groups in Narrabundah are English, comprising 23.2% of the population, Australian, comprising 22.2% of the population, and Other, comprising 11.7% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: French is notably overrepresented at 1.0% of Narrabundah (vs 0.5% regionally), Polish at 1.1% (vs 0.8%) and Russian at 0.6% (vs 0.3%).

Narrabundah's population is slightly older than the national pattern

The 40-year median age in Narrabundah notably exceeds the Australian Capital Territory's average of 35 and modestly exceeds the Australian median of 38. Relative to the Australian Capital Territory, Narrabundah has a higher concentration of 75 - 84 residents (8.2%) but fewer 25 - 34 year-olds (11.7%). Since the 2021 Census, the 75 to 84 age group has grown from 5.5% to 8.2% of the population. Conversely, the 5 to 14 cohort has declined from 12.7% to 10.8%. By 2041, Narrabundah is expected to see notable shifts in its age composition. Leading the demographic shift, the 75 to 84 group will grow by 46% (258 people), reaching 827 from 568. The aging population dynamic is clear, with those 65+ comprising 55% of projected growth. On the other hand, population declines are projected for the 25 to 34 and 5 to 14 cohorts.