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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.
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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
Based on AreaSearch's analysis, Karama's population is around 5,050 as of May 2026. This reflects an increase of 247 people (5.1%) since the 2021 Census, which reported a population of 4,803 people. The change is inferred from the estimated resident population of 5,050 from the ABS as of June 2025 and address validation since the Census date. This level of population equates to a density ratio of 2,439 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. Population growth for the area was primarily driven by overseas migration that contributed approximately 74.2% 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 to estimate growth across all areas in the years post-2032, AreaSearch is applying growth rates by age cohort to each area, as provided by the ABS in its latest Greater Capital Region projections (released in 2023, based on 2022 data). Considering the projected demographic shifts, a population increase just below the median of national areas is expected, with the area expected to grow by 602 persons to 2041 based on the latest annual ERP population numbers, reflecting with an increase of 11.9% in total over the 16 years.
Frequently Asked Questions - Population
Detail
Karama has seen no residential development approvals in the past five years. This reflects a fully developed suburb with limited opportunities for new construction. The absence of new supply generally supports demand for established properties and can contribute to price stability. Compared to Greater Darwin, Karama shows substantially reduced construction. This scarcity of new properties typically strengthens demand and prices for existing properties. This level is likewise lower than nationally, reflecting market maturity and pointing to possible development constraints.
Frequently Asked Questions - Development
Development applications around Karama
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| Lodged | Address | Description | Type | Distance | Status |
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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
Nothing can influence an area's performance as much as changes to local infrastructure, major projects and planning initiatives. In total 2 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Ludmilla Wastewater Treatment Plant Upgrade, Berrimah North Area Plan, Darwin Corporate Park, and Royal Darwin Hospital Mental Health Inpatient Unit and CSSD Upgrade, 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.
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 67.8%. 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 possesses a skilled workforce, with essential services sectors well represented, an unemployment rate of 7.9%, and relative employment stability over the past year. As of March 2026, 2,462 residents are in work while the unemployment rate is 4.4% above Greater Darwin's rate of 3.5%, showing room for improvement, and workforce participation is somewhat below standard (67.8% compared to Greater Darwin's 72.7%). Based on Census responses, a low 3.4% of residents were found to work from home, though Covid-19 lockdown impacts should be considered. Leading employment industries among residents comprise public administration & safety, health care & social assistance, and education & training.
The area shows particularly strong specialization in retail trade, with an employment share of 1.3 times the regional level. In contrast, public administration & safety employs just 14.5% of local workers, below Greater Darwin's 19.5%. The predominantly residential area appears to offer limited employment opportunities locally, as indicated by the count of Census working population vs resident population. Based on AreaSearch analysis of SALM and ABS data, the 12-month period saw labour force increasing by 0.8% while employment declined by 0.2%, causing unemployment to rise by 0.9 percentage points. By comparison, Greater Darwin recorded employment growth of 0.4%, labour force growth of 0.8%, 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 Karama. 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 Karama's employment mix suggests local employment should increase by 6.2% over five years and 12.9% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).
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
The Karama SA2 shows a median taxpayer income of $54,170 and an average of $61,683 according to the latest postcode level ATO data aggregated by AreaSearch for financial year 2023. This is below the national average, contrasting with Greater Darwin's median income of $66,956 and average income of $77,199. Based on Wage Price Index growth of 9.41% since financial year 2023, current estimates would be approximately $59,267 (median) and $67,487 (average) as of March 2026. According to 2021 Census figures, household, family and personal incomes in Karama cluster around the 54th percentile nationally.
Looking at income distribution, 34.6% of the population (1,747 individuals) fall within the $1,500 - 2,999 income range, consistent with broader trends across the metropolitan region showing 36.7% in the same category. High housing costs consume 17.0% of income, though strong earnings still place disposable income 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
Dwelling structure within Karama, as evaluated at the latest Census, comprised 77.2% houses and 22.8% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Darwin metro's 63.5% houses and 36.5% other dwellings. Meanwhile, the level of home ownership within Karama was beyond that of Darwin metro, at 19.1%, with the remainder of dwellings either mortgaged (41.8%) or rented (39.0%). The median monthly mortgage repayment in the area was below the Darwin metro average at $1,950, while the median weekly rent figure was recorded at $293, compared to Darwin metro's $2,100 and $385.
Nationally, Karama's mortgage repayments are higher than the Australian average of $1,863, while rents are substantially below the national figure 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
Family households dominate at 73.9% of all households, comprising 35.0% couples with children, 19.0% couples without children, and 18.3% single parent families. Non-family households make up the remaining 26.1%, with lone person households at 22.3% and group households comprising 3.7% of the total. The median household size of 2.9 people is larger than the Greater Darwin average of 2.6.
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
The area faces educational challenges, with university qualification rates (21.9%) substantially below the SA3 area average of 36.1%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 14.9%, followed by postgraduate qualifications (4.4%) and graduate diplomas (2.6%). Trade and technical skills feature prominently, with 35.3% of residents aged 15+ holding vocational credentials – advanced diplomas (8.8%) and certificates (26.5%). Educational participation is notably high, with 34.5% of residents currently enrolled in formal education. This includes 12.8% in primary education, 10.5% in secondary education, and 4.7% pursuing tertiary education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Karama reaches 27 stops on 45 routes, timetabled for about 2,400 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
Public transport analysis reveals 27 active transport stops operating within Karama comprising a mix of buses. These stops are serviced by 45 individual routes, collectively providing 2,400 weekly passenger trips. Transport accessibility is rated as excellent, with residents typically located 140 meters from the nearest transport stop. As a primarily residential area, most residents commute outward - car remains the dominant mode at 89%. Vehicle ownership averages 1.4 per dwelling. A relatively low 3.4% of residents work from home (2021 Census; may reflect COVID-19 conditions). Service frequency averages 342 trips per day across all routes, equating to approximately 88 weekly trips per individual stop.
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
Karama faces significant health challenges, based on AreaSearch's assessment of mortality rates and chronic condition prevalence with common health conditions somewhat prevalent across both younger and older age cohorts , and the rate of private health cover found to be relatively low at approximately 50% of the total population (~2,514 people). This compares to 57.8% across Greater Darwin. The national average is 55.7%. The most common medical conditions in the area were found to be asthma and arthritis, impacting 7.0 and 5.8% of residents, respectively, while 74.7% declared themselves as completely clear of medical ailments compared to 77.1% across Greater Darwin.
Health outcomes among the working-age population are broadly typical. The area has 12.9% of residents aged 65 and over (651 people), which is higher than the 11.0% in Greater Darwin. Health outcomes among seniors are above average, with national rankings even higher than the general 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
Karama scores quite highly on cultural diversity, with 33.4% of its population born overseas and 36.6% speaking a language other than English at home. The main religion in Karama was found to be Christianity, which makes up 53.2% of people in Karama. However, the most apparent overrepresentation was in Buddhism, which comprises 4.7% of the population, compared to 3.3% across Greater Darwin. In terms of ancestry (country of birth of parents), the top three represented groups in Karama are Australian, comprising 18.6% of the population, Other, comprising 17.8% of the population, and English, comprising 16.0% of the population, which is notably lower than the regional average of 21.7%.
Additionally, there are notable divergences in the representation of certain other ethnic groups: Filipino is notably overrepresented at 6.7% of Karama (vs 3.8% regionally), Australian Aboriginal at 13.7% (vs 7.0%) and Greek at 4.0% (vs 2.3%).
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
At 35 years, Karama's median age is comparable to the Greater Darwin average of 34 and marginally lower than the 38-year national average. Relative to Greater Darwin, Karama has a higher concentration of 5 - 14 residents (15.4%) but fewer 25 - 34 year-olds (12.3%). Post-2021 Census data shows the 65 to 74 age group has grown from 7.3% to 9.1% of the population. Conversely, the 15 to 24 cohort has declined from 14.0% to 13.0%. Demographic modeling suggests Karama's age profile will evolve significantly by 2041. The 45 to 54 cohort shows the strongest projected growth at 20%, adding 134 residents to reach 810.
On the other hand, population declines are projected for the 5 to 14 and 0 to 4 cohorts.
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 Aug 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) | May 2026 3 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 May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| 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 Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 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) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 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 May 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 May 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.