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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
ABS ERP | -- people | --
2021 Census | -- people
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Karama has an estimated 5,050 residents, up from 4,803 at the 2021 Census — a change of 247 people, or 5.1%. Overseas migration accounts for 74.2% of that increase. That puts 2,440 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to research conducted by AreaSearch, the resident count of Karama stands at approximately 5,050 as of Aug 2026. This represents an addition of 247 residents (5.1%) compared to the 4,803 individuals recorded during the 2021 Census. This adjustment is derived by combining the ABS estimated resident population figure of 5,050 as of June 2025 with address validation tracking conducted post-Census. With 2,439 persons per square kilometer, the locality's density falls within the highest quartile among all Australian regions examined by AreaSearch. Inbound overseas migration served as the primary demographic catalyst, generating roughly 74.2% of total population expansion over the latest timeframe.
Population projections utilized by AreaSearch originate from the 2024 ABS/Geoscience Australia dataset based on 2022 benchmarks. For SA2 territories omitted from these figures, as well as all projections beyond 2032, calculations incorporate age-bracket growth metrics drawn from the ABS Greater Capital Region projections (published in 2023 with a 2022 baseline). Looking ahead, the district is anticipated to experience population expansion tracking above the national median, gaining 603 persons by 2041 according to current annual ERP figures, which constitutes an overall 16-year increase of 11.9%.
Frequently Asked Questions - Population
Detail
During the preceding five years, Karama recorded no residential building approvals whatsoever. This pattern indicates an established, built-out suburban footprint with minimal space for greenfield or infill building. A sustained lack of added housing stock generally underpins demand across existing dwellings and helps preserve local property values. Construction pipeline volumes in Karama sit substantially below those across Greater Darwin. This scarcity of newly built stock routinely reinforces buyer interest and pricing for established residences. Building activity also tracks underneath the Australian benchmark, underscoring the mature character of the suburb and pointing to possible zoning and planning constraints.
Frequently Asked Questions - Development
Development applications around Karama
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks one current infrastructure or development project inside Karama, worth an estimated $17 million. A further 15 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $1.99 billion. 6 are already under construction and 6 are due for completion within three years. The pipeline spans education & training, transport & logistics and communities, precincts & urban renewal. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Infrastructure investments, major civic works, and urban planning updates significantly shape local neighborhood trajectories. AreaSearch has pinpointed 2 projects positioned to influence the district. Prominent developments include the Royal Darwin Hospital Mental Health Inpatient Unit and CSSD Upgrade, Berrimah North Area Plan, Darwin Corporate Park, and the Ludmilla Wastewater Treatment Plant Upgrade, with critical local undertakings outlined below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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.
Frequently Asked Questions - Infrastructure
Ludmilla Wastewater Treatment Plant Upgrade
Upgrade of the existing wastewater treatment plant and associated pumping stations and rising mains, aimed at increasing robustness, optimizing treatment, improving environmental outcomes, and catering for future population growth until 2030. It was the largest sewer project ever undertaken by NT Power and Water Corporation.
Defence Establishment Berrimah Redevelopment
Base-wide redevelopment of Defence Establishment Berrimah (DEB), a tri-service Defence support hub located in Coonawarra, about 8km east of Darwin CBD. The project delivers upgraded in-ground services including power supply, water and fire water systems, sewerage and ICT infrastructure, along with security upgrades and construction of three deployable force precincts with hardstands, messing, ablutions and recreational areas. Internal road network improvements will be delivered if budget allows. Delivered under Defence's Estate Capital and Sustainment Works Program via a head contractor construct-only arrangement, with Jacobs engaged as Project Manager/Contract Administrator.
Northern Suburbs Youth Hub
Purpose-built youth hub to be constructed at Leanyer Recreation Park in Darwin's northern suburbs, providing young people aged 10 to 17 with a safe, structured space to connect, build skills and access support services. The facility will include a large flexible air-conditioned activity space, breakout and meeting rooms, a learning kitchen, accessible amenities, staff areas and outdoor activity spaces, catering for up to 60 young people at a time and up to 100 during special events.The hub replaces the former Rowland Street proposal after Leanyer Recreation Park was confirmed as the preferred site following 2025 community consultation, and will operate as an after-hours and school holiday program alongside existing Sanderson-based youth services.
Darwin Corporate Park
Darwin Corporate Park is a premier business park for mixed use commercial office space located in Berrimah, recognised as the geographic centre of greater Darwin. The precinct currently comprises five premium three-level office buildings set on 25,800 square metres, holding a 5-star NABERS rating and campus-style landscaping with covered walkways. Stage 1 was completed in 2014 and is almost fully leased. Stage 2 delivered Building 7, a purpose-built 3,500 square metre call centre solely occupied by bet365 as its Australian headquarters.The masterplan envisions up to eight office buildings in total. The park was sold by Berrimah Holdings to a South Australian private equity group, Spencer Property Group, for approximately 78.5 million AUD in one of the largest commercial real estate transactions in Darwin's history.
Casuarina Square Redevelopment
A major redevelopment of Casuarina Square, the Northern Territory's largest shopping centre, owned and managed by Sentinel Property Group. Work began on 21 July 2025 on the estimated $60 million project, which includes a full Woolworths supermarket fitout and mall specialty upgrade, the Northern Territory's first Woolworths Direct-to-Boot service, a raised and expanded undercover carpark on Trower Rd, and an enclosed, air-conditioned redevelopment of The Quarter dining precinct with an expanded mix of food and entertainment retailers.The centre is remaining fully operational throughout construction, which is scheduled for completion by mid-2026.
Northcrest
A 168-hectare master-planned community development delivering up to 2,000 housing lots. The precinct includes residential homes, parks, a government primary school, retirement living, and 56,000sqm of retail, dining, and commercial space.
Leanyer Primary School
The Northern Territory Government is constructing a new classroom building at Leanyer Primary School.
Tiger Brennan Drive and Berrimah Road intersection overpass
Construction of a new overpass to improve road safety, reduce traffic delays, and increase freight connectivity. The new overpass carries Berrimah Road traffic over Tiger Brennan Drive. Final works include shared user paths, landscaping, and emergency services access.
2,462 residents of Karama are employed, from a labour force of 2,672. Unemployment sits at 7.9%, with participation at 68.3%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.2% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 4,030, about 80% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Karama maintains a capable labor pool with strong participation across frontline and essential industries, alongside an unemployment rate of 7.9% and steady workforce conditions over the prior twelve months. Employed locals numbered 2,462 as of March 2026, though the local jobless rate sits 4.4% above the Greater Darwin benchmark of 3.5%, leaving room for improvement, while overall labor participation lags behind wider standards (68.3% versus 72.9% across Greater Darwin). Furthermore, Census records show only 3.4% of working residents operating from home, an observation influenced by Covid-19 restrictions in place at the time.
Local employment is concentrated predominantly across health care & social assistance, public administration & safety, as well as education & training. Retail trade shows particular local strength, with its workforce concentration tracking at 1.3 times the surrounding regional proportion. Conversely, public administration & safety accounts for 14.5% of employed locals, trailing the 19.5% registered across Greater Darwin. Given the discrepancy between Census local job counts and resident workers, the district functions primarily as a dormitory suburb with constrained local commercial employment. An examination of ABS and SALM figures by AreaSearch reveals that across the twelve months leading to March 2026, local workforce numbers expanded by 0.8% while total employment dipped by 0.2%, pushing the unemployment metric upward by 0.9 percentage points. Across Greater Darwin, by comparison, jobs grew by 0.4% alongside an identical 0.8% increase in the labor pool, resulting in a smaller 0.3 percentage point increase in joblessness. National employment projections from Jobs and Skills Australia as of Mar-26 provide additional context regarding future employment trends across Karama. Spanning five-year and ten-year horizons, these figures were aligned with the local industry profile to gauge long-term trajectory. Across Australia, total job growth is projected at 6.6% over five years and 13.7% over ten years, though industry segments vary considerably. Applying these sector trajectories against Karama's workforce composition indicates expected local employment expansion of 6.2% over five years and 12.9% over ten years (note that this extrapolation uses a baseline weighting framework and excludes local population forecasting).
Frequently Asked Questions - Employment
Median household income in Karama is $1,783 a week (about $93,000 a year), with median personal income at $838 a week. ATO records put median taxable income at $54,170 a year against an average of $61,683. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Aggregated ATO tax statistics compiled by AreaSearch for financial year 2023 indicate a median taxable earnings figure of $54,170 and a mean of $61,683 within the Karama SA2. These outcomes trail broader Australian standards as well as Greater Darwin, where median and average earnings reached $66,956 and $77,199 respectively. Adjusted for cumulative Wage Price Index gains of 9.41% following financial year 2023, modelled values reach roughly $59,267 (median) and $67,487 (average) as of March 2026. Data from the 2021 Census places local personal, household, and family earnings around the 54th percentile nationally.
The middle-income cohort between $1,500 - 2,999 encompasses 34.6% of local residents (1,747 individuals), mirroring the broader regional distribution of 36.7%. While residential costs absorb 17.0% of earnings, solid wage levels sustain disposable incomes at the 51st percentile.
Frequently Asked Questions - Income
Karama had 1,554 occupied dwellings at the 2021 Census, 77% detached houses and 5% apartments. 42% are owned with a mortgage, 39% rented and 19% owned outright. At that Census the median rent was $293 a week and the median mortgage repayment $1,950 a month. Rent absorbs 16.4% of household income here and mortgage repayments 25.2%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the time of the most recent Census, Karama's housing stock was distributed between 77.2% detached houses and 22.8% alternative formats including apartments, semi-detached properties, and other dwelling types, contrasting with Darwin metro proportions of 63.5% separate houses and 36.5% other dwellings. Outright property ownership in Karama exceeded the Darwin metro proportion, sitting at 19.1%, while 41.8% of residences were held under a mortgage and 39.0% were tenanted. Monthly median mortgage obligations stood at $1,950, which is below the Darwin metro figure of $2,100, while median weekly rent was $293, compared with $385 across the metropolitan area.
Relative to Australia-wide metrics, mortgage commitments in Karama exceed the national benchmark of $1,863, whereas rental costs remain substantially below the Australian median of $375.
Frequently Asked Questions - Housing
Karama counted 1,554 households at the 2021 Census, an estimated 1,634 today, averaging 2.9 people each. 35% are couples with children, against 19% couples without children. 22% of households are people living alone, and families average 1.8 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute the vast majority of local domestic arrangements at 73.9%, including couple families with children (35.0%), childless couples (19.0%), and single-parent households (18.3%). Non-family living arrangements account for the remaining 26.1%, consisting of single-person dwellings at 22.3% and group accommodations at 3.7%. Across all households, the median occupancy rate is 2.9 people, exceeding the 2.6 average observed throughout Greater Darwin.
Frequently Asked Questions - Households
21.9% of adults in Karama hold a university qualification, including 14.9% with a bachelor degree and 4.4% with postgraduate qualifications, lower than 78% of areas nationally. A further 26.5% hold a vocational qualification. 4 schools serve the area, with 1,189 enrolment places and an average ICSEA of 893 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational outcomes present areas for development, as the share of residents holding a tertiary qualification (21.9%) sits well below the 36.1% recorded across the wider SA3 area. This gap indicates substantial potential for tailored educational programs. Bachelor degrees form the largest segment at 14.9%, followed by postgraduate degrees at 4.4% and graduate diplomas at 2.6%. Meanwhile, vocational education is widely held, with 35.3% of individuals aged 15+ holding trade credentials, comprising certificates (26.5%) and advanced diplomas (8.8%). A significant proportion of the population is actively engaged in study, with 34.5% of residents participating in accredited education.
This cohort comprises 12.8% attending primary school, 10.5% in secondary education, and 4.7% enrolled in tertiary programs.
Frequently Asked Questions - Education
Schools Detail
Public transport in Karama reaches 25 stops on 31 routes, timetabled for about 2,100 services a week. The typical home sits about 140 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.4 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
A review of transit networks identifies 25 operational public transport stops across Karama delivering bus connections. These interchanges are linked across 31 separate routes, generating 2,062 passenger trips each week. Transit proximity is high, with typical distances from homes to the closest boarding point averaging 142 meters. Because the suburb is predominantly residential, outward travel patterns prevail, with private vehicles serving as the principal transport choice for 89% of commuters. Vehicle availability averages 1.4 per household. Only 3.4% of the working population reported working from home during the 2021 Census, a figure reflecting pandemic restrictions at that time.
Transit services provide an average of 294 daily journeys across the complete network, representing roughly 82 weekly services per individual boarding location.
Frequently Asked Questions - Transport
Transport Stops Detail
74.7% of residents in Karama report no long-term health condition. 5.9% need daily assistance with core activities, and 49.8% hold private health cover. The standardised death rate runs at 6.9 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Community wellness metrics evaluated by AreaSearch highlight notable health considerations regarding long-term condition prevalence and mortality, with chronic issues evident among both younger and older residents, alongside a comparatively subdued private health insurance uptake of approximately 50% (~2,514 people). This sits below the Greater Darwin proportion of 57.8% as well as the national rate of 55.7%. Asthma and arthritis represent the primary chronic conditions reported by residents, affecting 7.0 and 5.8% of the local population respectively, whereas 74.7% reported no chronic medical conditions, compared to 77.1% regionally across Greater Darwin.
General wellness amongst working-age locals aligns with standard benchmarks. Residents aged 65 and over comprise 12.7% of the community (643 people), higher than the Greater Darwin share of 10.7%. Older demographics demonstrate above-average health results, achieving national standing above that of the broader local population.
Frequently Asked Questions - Health
33.4% of Karama residents were born overseas and 36.6% speak a language other than English at home, more culturally diverse than 78% of areas nationally. The largest reported ancestries are Australian (18.6%) and English (16.0%). 13.7% of residents identify as Aboriginal and/or Torres Strait Islander. Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity is pronounced in Karama, where 33.4% of residents were born outside Australia and 36.6% communicate in a language other than English at home. Christianity represents the primary religious affiliation, practiced by 53.2% of the local populace. Buddhism exhibits the most substantial relative concentration, accounting for 4.7% of residents compared to 3.3% across Greater Darwin. Regarding parental origins, the primary ancestries declared by Karama residents are Australian (18.6%), Other (17.8%), and English (16.0%), the latter sitting below the regional standard of 21.7%. Pronounced concentrations also appear among specific cultural cohorts: Filipino ancestry accounts for 6.7% (compared to 3.8% regionally), Australian Aboriginal heritage represents 13.7% (versus 7.0% across the region), and Greek heritage comprises 4.0% (against 2.3% regionally).
Frequently Asked Questions - Diversity
The median resident of Karama is 35, younger than 79% of areas nationally. 25.3% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The age distribution across Karama aligns closely with the overall Greater Darwin profile, with no broad demographic segment diverging by more than 7.8 percentage points from regional proportions. As of August 2026, AreaSearch projects the median age at 35, matching the 2021 Census result and sitting 1 year older than the Greater Darwin median of 34 from the same Census. Since that period, the proportion of seniors and retirees aged 65+ has shifted from 10.4% to an estimated 12.7%. By 2041, senior brackets are anticipated to represent the primary growth sector, expanding by 293 residents (45%) to reach 936.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Karama
8 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 8 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Oct 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 3 sections | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jul 2025 about a year ago all 1 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Jul 2025. | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (4,803 at the 2021 Census → 5,050 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (701021019). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.