Narrabundah
Statistical Area - sa2

Population growth drivers in Narrabundah are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

Narrabundah's population is approximately 6,910 as of November 2025. This figure represents an increase of 455 people, a 7.0% rise since the 2021 Census which reported a population of 6,455. The growth is inferred from ABS estimates; Narrabundah had an estimated resident population of 6,896 in June 2024 and has seen 122 new addresses validated 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 exceeds that of both the state (5.9%) and its SA4 region, positioning it as a growth leader. Overseas migration contributed approximately 67.1% to overall population gains in 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 and years post-2032, ACT Government's SA2 area projections are adopted. Demographic trends project an above median population growth for Narrabundah, with an expected expansion of 1,211 persons by 2041 based on latest numbers, indicating a total gain of 17.3% over the 17-year period.

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

Narrabundah has seen approximately 34 new homes approved annually. Over the past five financial years, from FY21 to FY25, around 170 homes were approved, with an additional 5 approved in FY26 so far. This results in about 3.5 new residents per year for every home built during these years.

The demand significantly outpaces supply, which can put upward pressure on prices and increase competition among buyers. The average construction value of new homes is $274,000. In the current financial year, there have been $19.8 million in commercial approvals, indicating moderate levels of commercial development. Compared to the Australian Capital Territory, Narrabundah records around 59% of the building activity per person and ranks among the 48th percentile nationally, leading to relatively constrained buyer choice and interest in existing properties. New developments consist of 50% detached houses and 50% attached dwellings, marking a shift from the current housing pattern of 68% houses.

This focus on higher-density living creates more affordable entry points for downsizers, investors, and first-home buyers. The location has approximately 345 people per dwelling approval, reflecting an established area. Looking ahead, Narrabundah is expected to grow by 1,197 residents through to 2041. Construction is maintaining a reasonable pace with projected growth, although buyers may encounter growing competition as the population increases.

Narrabundah has moderate levels of nearby infrastructure activity, ranking in the 49thth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified four projects that could 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. Below is a list of those most relevant projects.

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

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AreaSearch assessment positions Narrabundah ahead of most Australian regions for employment performance

Narrabundah has a highly educated workforce with strong representation in professional services. Its unemployment rate was 3.1% as of June 2025.

This is 0.3% lower than the Australian Capital Territory's rate of 3.4%. Employment growth over the past year was estimated at 2.8%. As of June 2025, there were 3,723 residents in work.

Workforce participation in Narrabundah was 62.7%, compared to the Australian Capital Territory's 69.6%. The dominant employment sectors among Narrabundah residents include public administration & safety, professional & technical services, and health care & social assistance. Education & training has limited presence with 8.5% employment compared to the regional average of 9.6%. Over the 12 months to June 2025, employment in Narrabundah increased by 2.8%, while the labour force increased by 1.6%. This resulted in a fall in unemployment of 1.1 percentage points. In contrast, Australian Capital Territory experienced employment growth of 1.9% and labour force growth of 1.6%, with a drop in unemployment of 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May 2025 suggest that national employment will expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Narrabundah's employment mix suggests local growth of approximately 6.5% over five years and 13.2% over ten years, based on a simple weighting extrapolation for illustrative purposes.

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

Narrabundah's median income among taxpayers was $69,459 in financial year 2022. The average income stood at $85,655 during the same period. These figures compare to the Australian Capital Territory's median and average incomes of $68,678 and $83,634 respectively. By September 2025, current estimates suggest Narrabundah's median income will be approximately $78,905 and the average income around $97,304, based on a Wage Price Index growth of 13.6% since financial year 2022. In Census 2021, Narrabundah's household, family, and personal incomes ranked highly nationally, between the 86th and 93rd percentiles. Income brackets indicate that 28.0% of locals (1,934 people) fall into the $4000+ category, differing from the broader area where the $1,500 - $2,999 category predominates at 34.3%. A substantial proportion of high earners, 40.6% above $3,000 per week, suggests strong economic capacity throughout Narrabundah. Housing accounts for 15.1% of income in the area, while residents rank within the 86th percentile for disposable income. The area's SEIFA income ranking places it in the 8th decile.

Narrabundah displays a diverse mix of dwelling types, with ownership patterns similar to the broader region

Narrabundah's dwellings, as per the latest Census, consisted of 68.2% houses and 31.8% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to the Australian Capital Territory's 40.7% houses and 59.3% other dwellings. Home ownership in Narrabundah stood at 27.9%, with mortgaged dwellings at 34.2% and rented ones at 37.9%. The median monthly mortgage repayment was $2,392, higher than the Australian Capital Territory average of $2,275. The median weekly rent figure was $440, compared to the Australian Capital Territory's $500. Nationally, Narrabundah's mortgage repayments were significantly higher at $1,863 and rents substantially above the national figure of $375.

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

Family households constitute 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 comprise 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, larger than the Australian Capital Territory average of 2.2.

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

Narrabundah's educational attainment is notably higher than national averages. Among residents aged 15 and above, 54.6% have university qualifications, compared to Australia's 30.4%. Bachelor degrees are the most common at 28.4%, followed by postgraduate qualifications at 20.5%, and graduate diplomas at 5.7%. Vocational pathways account for 19.9%, with advanced diplomas at 8.8% and certificates at 11.1%.

Educational participation is 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. Narrabundah's three schools have a combined enrollment of 1,173 students as of the latest data. The area has above-average socio-educational conditions, with an ICSEA score of 1064. Education provision is balanced, with two primary and one secondary school serving distinct age groups. School places per 100 residents stand at 17.0, below the regional average of 31.2, suggesting some students may attend schools in adjacent areas.

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

Narrabundah has 51 active public transport stops, all of which are bus stops. These stops are served by 22 different routes that together facilitate 1,275 weekly passenger trips. The area's transport accessibility is rated excellent, with residents on average located 178 meters from the nearest stop.

Across all routes, service frequency averages 182 trips per day, equating to approximately 25 weekly trips per individual stop.

Narrabundah's residents are healthier than average in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts

Health data shows Narrabundah residents have relatively positive health outcomes, with common conditions seen across both young and old age groups. Private health cover is exceptionally high at approximately 63% of the total population (4,374 people), compared to 78.0% in Australian Capital Territory and a national average of 55.3%. The most common medical conditions are mental health issues and arthritis, affecting 9.2% and 7.8% of residents respectively.

A majority, 68.3%, report being clear of medical ailments, compared to 69.8% in Australian Capital Territory. The area has 20.0% of residents aged 65 and over (1,382 people). Health outcomes among seniors are above average, broadly aligning with the general population's health profile.

Narrabundah was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics

Narrabundah, surveyed in June 2016, showed higher cultural diversity than most local areas. Overseas-born residents comprised 29.9%, while those speaking a language other than English at home totalled 24.8%. Christianity was the predominant religion (40.1%).

Judaism, though small (0.5%), exceeded the regional average of 0.6%. Top ancestral groups were English (23.2%), Australian (22.2%), and Other (11.7%). Notable ethnic group divergences included French (1.0% vs regional 0.9%), Polish (1.1% vs 1.0%), and Russian (0.6% vs 0.4%).

Narrabundah's population is slightly older than the national pattern

The median age in Narrabundah is 40 years, which exceeds the Australian Capital Territory's average of 35 years and is slightly higher than Australia's median age of 38 years. Compared to the Australian Capital Territory, Narrabundah has a higher proportion of residents aged 75-84 years (7.5%), but fewer residents aged 25-34 years (12.3%). Between the 2021 Census and the present day, the proportion of residents aged 75 to 84 years has increased from 5.5% to 7.5%, while the proportion of residents aged 5 to 14 years has decreased from 12.7% to 11.3%. By 2041, Narrabundah's age composition is expected to change significantly. The number of residents aged 75 to 84 years is projected to grow by 59%, reaching 827 people from the current figure of 520. This growth will be driven primarily by an aging population dynamic, with those aged 65 and above accounting for 57% of the projected population growth. Conversely, declines in population are projected for the age groups of 5 to 14 years and 25 to 34 years.