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 is approximately 6,910 as of Feb 2026. This figure represents an increase of 455 people (7.0%) since the 2021 Census, which reported a population of 6,455. The change is inferred from the estimated resident population of 6,896 in Jun 2024 and an additional 123 validated new addresses since the Census date. This results in a population density ratio of 1,689 persons per square kilometer, higher than the average across national locations assessed by AreaSearch. Narrabundah's growth rate of 7.0% since the 2021 census exceeds both the state (6.7%) and SA4 region averages, indicating it as a growth leader in the area. Overseas migration contributed approximately 67.1% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. 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 a base. Based on projected demographic shifts, above median population growth is expected for statistical areas across the nation, with Narrabundah projected to increase by 1,211 persons to 2041 based on latest annual ERP population numbers, reflecting a total increase of 17.3% over the 17-year period.

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

Narrabundah has averaged approximately 34 new dwelling approvals per year over the past five financial years, totalling 170 homes. As of FY26 so far, 6 approvals have been recorded. This averages out to about 3.5 people moving to the area annually for each dwelling built between FY21 and FY25, indicating a significant demand outpacing supply. New properties are constructed at an average expected cost of $274,000.

In FY26, there have been $19.8 million in commercial approvals, suggesting balanced commercial development activity compared to the Australian Capital Territory's overall building activity per person, where Narrabundah records around 59%. Nationally, Narrabundah places among the 47th percentile of areas assessed for buyer options while strengthening demand for established properties. New development consists of 50% detached houses and 50% attached dwellings, reflecting a trend towards denser development to provide accessible entry options appealing to downsizers, investors, and entry-level buyers. This shows a considerable shift from the current housing mix of 68% houses, likely due to reduced availability of development sites and shifting lifestyle demands and affordability requirements. With around 345 people per dwelling approval, Narrabundah indicates a developed market.

According to AreaSearch's latest quarterly estimate, Narrabundah is projected to add approximately 1,197 residents by 2041. Development appears to be keeping pace with this projected growth, though increasing competition among buyers may arise as the population expands.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified four projects expected to influence the 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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AreaSearch analysis indicates Narrabundah maintains employment conditions that align with national benchmarks

Narrabundah has a highly educated workforce with strong representation in professional services. Its unemployment rate is 3.3%, lower than the Australian Capital Territory's (ACT) rate of 3.6%. In the past year, estimated employment growth was 1.9%.

As of September 2025, 3740 residents are employed, with an unemployment rate of 3.3% and workforce participation at 66.5%, compared to ACT's 72.5%. Only 13.2% of residents work from home. Key industries include public administration & safety, professional & technical services, and health care & social assistance.

Conversely, education & training has lower representation at 8.5% versus the regional average of 9.6%. Employment opportunities locally appear limited, as indicated by Census data comparing working population to resident population. Over a 12-month period ending in September 2025, employment increased by 1.9%, labour force by 1.4%, and unemployment fell by 0.5 percentage points. In comparison, ACT recorded employment growth of 1.4%, labour force growth of 1.2%, with unemployment falling by 0.2 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest that Narrabundah's employment should increase by 6.5% over five years and 13.2% over ten years, based on a simple weighting extrapolation of industry-specific projections against the local employment mix.

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 was 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 financial year 2023, estimated incomes for September 2025 would be approximately $78,990 (median) and $96,921 (average). According to the 2021 Census, Narrabundah's household, family, and personal incomes ranked highly nationally, between the 85th and 93rd percentiles. The income distribution showed that 28.0% of individuals earned $4000+ per week, differing from broader area patterns where $1,500 - 2,999 dominated with 34.3%. Economic strength was evident with 40.6% of households earning high weekly incomes exceeding $3,000, supporting elevated consumer spending. High housing costs consumed 15.1% of income, but strong earnings placed disposable income at the 85th percentile nationally. The area's SEIFA income ranking placed it in the 8th decile.

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

Narrabundah's dwelling structure, as per the latest Census, consisted of 68.2% houses and 31.8% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Australian Capital Territory's 63.3% houses and 36.7% other dwellings. Home ownership in Narrabundah was at 27.9%, similar to the Australian Capital Territory level, with mortgaged dwellings at 34.2% and rented ones at 37.9%. The median monthly mortgage repayment in Narrabundah was $2,392, higher than the Australian Capital Territory average of $2,080. The median weekly rent figure in Narrabundah was $440, compared to the Australian Capital Territory's $450 and the national average of $375. Nationally, Narrabundah's mortgage repayments were significantly higher than the Australian average of $1,863.

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, including 29.9% couples with children, 23.2% couples without children, and 10.8% single parent families. Non-family households constitute the remaining 35.2%, with lone person households at 30.3% and group households making up 4.8%. 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

Narrabundah residents aged 15 and above have a higher educational attainment than the national average. Specifically, 54.6% of Narrabundah's residents hold university qualifications, compared to Australia's 30.4%. The area's educational advantage is notable, with bachelor degrees being the most common 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 and above, with advanced diplomas making up 8.8% and certificates 11.1%.

Educational participation is high in Narrabundah, 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 of which are bus stops. These stops are served by 101 different routes that collectively facilitate 6,994 weekly passenger trips. The average distance from a resident's home to the nearest transport stop is 180 meters, indicating excellent transport accessibility in the area. Most residents commute outward due to its primarily residential nature. Car remains the dominant mode of transportation, used by 82% of residents, followed by bus at 7% and cycling at 5%. The average vehicle ownership per dwelling is 1.1, which is below the regional average.

According to the 2021 Census, only 13.2% of residents work from home, a figure that may reflect COVID-19 conditions. Service frequency across all routes averages 999 trips per day, 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. The rate of private health cover is exceptionally high at approximately 65% of the total population (4,505 people), compared to 62.4% across Australian Capital Territory and the national average of 55.7%.

The most common medical conditions in the area are mental health issues impacting 9.2% of residents and arthritis impacting 7.8%. A total of 68.3% of residents declared themselves completely clear of medical ailments, compared to 70.2% across 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 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, surveyed in 2016, had a higher cultural diversity than most local areas, with 29.9% of its population born overseas and 24.8% speaking languages other than English at home. Christianity was the predominant religion, accounting for 40.1%. Notably, Judaism was overrepresented at 0.5%, compared to 0.2% in the Australian Capital Territory.

In terms of ancestry, the top groups were English (23.2%), Australian (22.2%), and Other (11.7%). Some ethnic groups showed significant differences: French (1.0% vs regional 0.5%), Polish (1.1% vs 0.8%), and Russian (0.6% vs 0.3%) were notably more prevalent in Narrabundah than in the region as a whole.

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 75-84 (8.2%) but fewer residents aged 25-34 (11.7%). Between the 2016 Census and the 2021 Census, the proportion of residents aged 75-84 increased from 5.5% to 8.2%, while the proportion of residents aged 5-14 decreased from 12.7% to 10.8%. By 2041, Narrabundah's age composition is expected to change significantly. The number of residents aged 75-84 is projected to increase by 46%, from 568 to 827 people. Those aged 65 and above are expected to comprise 55% of the population growth during this period. Meanwhile, population declines are projected for the age groups 25-34 and 5-14.