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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
The median house price in Carramar (NSW) is $1.15m, with units at $418k. House values have moved 5.5% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Carramar (NSW) has an estimated 3,348 residents, down from 3,475 at the 2021 Census — a change of 127 people, or 3.7%. The population has thinned by an average 0.9% a year over five years, slower than 98% of areas nationally. That puts 3,382 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
Carramar (NSW) has a residency size of approximately 3,348 as of May 2026, calculated through AreaSearch analyzing ABS population statistics and address verifications since the census. This shows a drop of 127 people (3.7%) from the 2021 Census, when the head count stood at 3,475 people. The calculation is based on an estimated local population of 3,344 derived from ABS June 2025 ERP figures, supplemented by 3 verified new addresses after the census date. The resulting density of 3,381 persons per square kilometer places this locality in the top quartile of all Australian areas measured.
Recent population growth was heavily supported by international migration, which accounted for roughly 95.0% of total gains. Projections utilize ABS and Geoscience Australia data from 2024 with a 2022 baseline, or NSW State Government projections from 2022 with a 2021 baseline for missing SA2 sectors. Age group growth dynamics from these series are extended for the years 2032 to 2041. Future demographic projections suggest the suburb of Carramar (NSW) is set for significant expansion, ranking in the top quartile of the country, with total residents forecast to climb by 1,224 persons by 2041, representing a 36.4% rise over the 16 years.
Frequently Asked Questions - Population
Detail
Analysis of ABS building approvals indicates that Carramar averages approximately 3 annual residential approvals, totaling 18 homes across the past 5 financial years (FY-21 to FY-25) and 3 thus far in FY-26. Amid falling population counts, this volume of construction likely satisfies local demand and provides choices to purchasers, with average building costs at $302,000 in line with the broader territory. Additionally, non-residential building approvals reached $149,000 during this financial year, highlighting the residential orientation of the area. Recent construction has consisted exclusively of single-family detached homes, preserving the established low-density feel of the neighborhood which attracts occupants looking for spaciousness.
Builders are currently constructing a higher proportion of detached housing than the existing housing inventory (40.0% at the Census), signaling ongoing consumer interest in these properties. With a ratio of 3344 residents per approval, the suburb remains a settled, mature community. Long-range demographic projections show the suburb will add 1,220 residents by 2041 from the latest quarterly figures. If building activity remains at its current pace, the volume of housing might lag behind population growth, potentially intensifying buyer competition and upward pressure on prices.
Frequently Asked Questions - Development
Development applications around Carramar (NSW)
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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 65 current infrastructure and development projects close to Carramar (NSW), worth an estimated $6.24 billion. 9 are already under construction and 25 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and transport & logistics. 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 changes, planning decisions, and major works are critical drivers of local performance. AreaSearch has identified 2 projects expected to influence this locality. Primary developments include the Western Sydney Freight Line and Intermodal Terminal, the Villawood East Masterplan Precinct (Lansvale & Lansdowne), the Fairfield Central Transformation (Former Fairfield Chase), and the Bathla Group Cabramatta Mixed-Use Development.
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
Kinara Place (Stage 2 Villawood Town Centre)
Kinara Place is Stage 2 of the Villawood Town Centre redevelopment at 2-8 Kamira Avenue. Delivered in partnership by Traders in Purple and NSW Land and Housing Corporation, the mixed-use project includes 8-11 storey buildings featuring 222 residential apartments (including social housing), a supermarket, medical centre, child care facility, retail spaces, and a new 2,000sqm public park.
Villawood Town Centre Redevelopment (Kinara Place)
Major town centre urban renewal project in partnership with Homes NSW and Traders in Purple, delivering 350-400 new homes including 145 social apartments. The mixed-use development sits on a vacant 1.5 ha site and delivers over 3,000 sqm of dedicated public open space and approximately 5,000 sqm of retail, commercial and community space, including a supermarket, childcare facility, medical centre and community facilities. Stage 1 was approved in November 2023 and construction is now underway.The project is part of the NSW Government's broader social housing renewal program and includes an Aboriginal Participation In Construction Agreement with Homes NSW.
Fairfield Central Transformation (Former Fairfield Chase)
Repositioning and revitalisation of the former Fairfield Chase into Fairfield Central. This major retail and commercial transformation adds 4,500 sqm of floor space to create a diversified hub for essential services, health, and education. Key features include a medical centre, World Gym, and upgraded car parking for 272 vehicles. The project aims to convert a high-vacancy retail site into a vibrant community destination with improved pedestrian links and modern commercial offerings.
Fairfield West Public Preschool
Construction is underway on a new public preschool co-located at Fairfield West Public School. The facility will accommodate up to 40 children per day and include 2 preschool rooms, an outdoor play area, administration area, amenities, staff kitchen and storage. The project forms part of the NSW Government's 100 Public Preschools program. Richard Crookes Construction has established the site and groundworks are progressing, with completion forecast for 2027.
Western Sydney Freight Line and Intermodal Terminal
A two-stage program led by Transport for NSW to deliver more than 30 km of new dedicated freight rail linking Western Sydney to Port Botany and a 24/7 open access intermodal terminal within the Mamre Road Precinct. Stage 1 (20km) includes the intermodal terminal and supporting logistics infrastructure, connecting the future Western Sydney Intermodal Terminal to the Southern Sydney Freight Line at Villawood via protected and to-be-protected corridors. Stage 2 (10km) would extend the link to the Main West Line near St Marys via the Outer Sydney Orbital.The Australian and NSW Governments have jointly funded the Full Business Case for Stage 1. The project will shift container freight from road to rail, reducing congestion, supporting over 14,500 jobs (8,500 construction, 6,000 operational), and lowering emissions. As of 2025, the project is in planning with the full business case in development and corridor protection for parts of Stage 1 already in place.
Villawood Place Mixed-Use Precinct (Stage 3 Expansion)
The Stage 3 Expansion of the Villawood Place Mixed-Use Precinct continues the major urban renewal of the Villawood town centre. It involves the integration of additional medium-density residential dwellings, expanded retail spaces including a supermarket, and a new civic plaza. The project is being delivered in coordination with wider regional growth strategies to address Western Sydney housing shortages while providing high-quality public open space and community facilities.
Chester Hill Station Upgrade
Transport for NSW Safe Accessible Transport program upgrading Chester Hill Station with a new lift, stairs, elevated concourse and walkway, upgraded canopies, accessible parking and kiss-and-ride, relocated taxi rank, upgraded bus interchange, accessible toilets, platform improvements, lighting, CCTV, bicycle parking and public domain enhancements. Construction remains underway with major rail possession works completed during 2026 ahead of planned completion in mid-2026.
Fairfield Heights Town Centre Public Domain Upgrades
Council-led public domain upgrades to Fairfield Heights Town Centre focused on The Boulevarde between Polding Street and Beemera Street. Works build on earlier streetscape stages and are guided by the Fairfield Heights Urban Design Study, the Town Centre Development Control Plan and the 2020 Public Domain Plan to improve the look and function of the local main street. Upgrades include new paving and kerbs, street trees, furniture, safer pedestrian crossings, decorative elements and small-scale open space and amenity improvements to support local businesses and shoppers.The project aims to strengthen Fairfield Heights as a walkable neighbourhood retail centre and community meeting place.
1,237 residents of Carramar (NSW) are employed, from a labour force of 1,475. Unemployment sits at 16.1%, with participation at 52.0%. 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 2,763, about 83% 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
The local workforce features a broad distribution of skills and industries, though it records a 16.1% unemployment rate alongside an estimated annual employment growth rate of 3.6%. As of March 2026, there are 1,237 employed residents, yet the unemployment rate stands 12.0% above the 4.1% recorded for Greater Sydney, pointing to underutilized labor capacity. Furthermore, labor participation is notably lower, sitting at 52.0% compared to 69.1% across Greater Sydney. Census records show that a moderate 22.1% of employees worked from home, though this figure was likely influenced by COVID-19 restriction measures.
The primary employment sectors for residents are healthcare & social assistance, manufacturing, and retail trade. There is a high concentration in manufacturing, which employed workers at 2.2 times the metropolitan average. Conversely, professional & technical roles account for only 4.7% of workers, compared to 11.5% in Greater Sydney. The imbalance between Census workers and residents suggests that the local neighborhood itself provides relatively few jobs. According to SALM and ABS statistics covering the year ending March 2026, local employment grew by 3.6% while the overall labor force expanded by 0.8%, causing the unemployment rate to drop by 2.3 percentage points. Over the same timeframe, Greater Sydney saw employment rise by 1.9% and its labor force grow by 1.9%, with a very small decrease in unemployment. National employment projections from May-25 by Jobs and Skills Australia provide context for future trends. Nationally, jobs are expected to grow by 6.6% over five years and 13.7% over ten years, though individual sector growth rates vary. Weighting these projections against the local industry composition indicates that local employment could rise by 6.2% over five years and 13.3% over ten years.
Frequently Asked Questions - Employment
Median household income in Carramar (NSW) is $1,073 a week (about $56,000 a year), with median personal income at $529 a week. ATO records put median taxable income at $43,874 a year against an average of $53,202. 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
ATO records for the 2023 financial year show median personal income at $43,874 and average income at $53,202, both trailing the national average. This compares to a median of $60,817 and an average of $83,003 in Greater Sydney. Factoring in Wage Price Index growth of 10.32% since the 2023 financial year, current estimates correspond to approximately $48,402 (median) and $58,692 (average) by March 2026. Census data from 2021 ranks household, family, and individual incomes here between the 5th and 6th percentiles nationwide. The largest group of residents (28.8%, or 964 people) earned weekly incomes between $800 - 1,499, whereas the metropolitan average peaks in the $1,500 - 2,999 range at 30.9%.
Affordability pressures are highly pronounced, with only 77.7% of income remaining after housing costs, placing the area in the 4th percentile.
Frequently Asked Questions - Income
Carramar (NSW) had 1,156 occupied dwellings at the 2021 Census, 40% detached houses and 56% apartments. 27% are owned with a mortgage, 49% rented and 24% owned outright. At that Census the median rent was $300 a week and the median mortgage repayment $1,500 a month. Rent absorbs 28.0% of household income here and mortgage repayments 32.3%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the most recent Census, the local housing mix consisted of 40.4% separate houses and 59.6% other properties like townhouses and apartments, compared to 55.9% houses and 44.1% other dwellings across Greater Sydney. Homeownership stood at 24.2%, with remaining properties divided between mortgaged homes (26.8%) and rentals (48.9%). The median monthly mortgage payment was $1,500 and the median weekly rent was $300, both well below the metropolitan averages of $2,427 and $470. These figures are also lower than the national averages of $1,863 for mortgages and $375 for rent.
Frequently Asked Questions - Housing
Carramar (NSW) counted 1,156 households at the 2021 Census, averaging 2.6 people each. 28% are couples with children, against 16% couples without children. 33% of households are people living alone, and families average 1.6 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family households constitute 63.8% of the area's homes, including 28.0% couples with children, 16.3% couples without children, and 17.9% single-parent households. Non-family households account for 36.2%, with lone person households representing 32.8% and group households at 3.3%. The median household occupancy of 2.6 residents is slightly below the Greater Sydney average of 2.7.
Frequently Asked Questions - Households
20.1% of adults in Carramar (NSW) hold a university qualification, including 15.9% with a bachelor degree and 3.3% with postgraduate qualifications, higher than 81% of areas nationally. A further 18.3% hold a vocational qualification. Qualifications come from the 2021 Census.
Detail
Tertiary attainment is relatively low, with 20.1% of residents holding a university degree compared to 38.0% across Greater Sydney. Among these qualifications, bachelor degrees represent 15.9%, postgraduate degrees make up 3.3%, and graduate diplomas account for 0.9%. Vocational and technical training is common, as 29.5% of residents aged 15+ have earned vocational certificates, including advanced diplomas (11.2%) and certificates (18.3%). A high proportion of residents are active in study, with 35.0% currently enrolled in an educational program. This comprises 10.4% in primary school, 9.8% in high school, and 6.5% enrolled in higher education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Carramar (NSW) reaches 27 stops on 7 routes, timetabled for about 1,600 services a week. The typical home sits about 130 m from its nearest stop. Trains carry the largest share of public transport commuters. Households keep an average of 1.0 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
There are 27 active public transit stops within the area, spanning train and bus services. These stops are served by 7 distinct routes that run a combined 1,567 weekly trips. Local access is strong, with residents living an average of 125 meters from their nearest stop. Commuters mostly travel out of the area for work, with 75% driving and 18% taking the train. Household vehicle ownership averages 1.0, below the regional average. Census figures show 22.1% of residents worked from home. Transit service frequency averages 223 daily trips across the network, which equates to about 58 weekly trips for each transport stop.
Frequently Asked Questions - Transport
Transport Stops Detail
71.8% of residents in Carramar (NSW) report no long-term health condition. 6.5% need daily assistance with core activities, and 48.0% hold private health cover. The standardised death rate runs at 5.9 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
AreaSearch assessment of mortality and chronic illness rates points to significant public health challenges, with chronic conditions common, particularly among older age cohorts. Private health insurance coverage is low, held by approximately 48% of the population (~1,608 people), compared to 59.9% in Greater Sydney and a national average of 55.7%. Diabetes and arthritis are the most prevalent conditions, affecting 6.7% and 6.4% of residents, respectively. A total of 71.8% of residents reported having no chronic medical conditions, compared to 74.6% in Greater Sydney. Residents under 65 show favorable health outcomes.
The community has 19.0% of its population aged 65 and over (636 people), compared to 15.5% in Greater Sydney, with seniors experiencing some health difficulties, though their health outcomes rank better nationally than the overall local population.
Frequently Asked Questions - Health
60.1% of Carramar (NSW) residents were born overseas and 72.6% speak a language other than English at home, more culturally diverse than 97% of areas nationally. The largest reported ancestries are Vietnamese (20.7%) and Chinese (10.4%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
The community has a high degree of cultural diversity, with 60.1% of residents born outside Australia and 72.6% speaking a non-English language at home. Christianity is the most common religion, representing 42.8% of the population. However, Buddhism is notably overrepresented at 18.1% of the population, compared to a Greater Sydney average of 4.1%. Regarding parental country of birth, the top three ancestries are Other at 26.6% (compared to the regional average of 16.0%), Vietnamese at 20.7% (compared to the regional average of 1.8%), and Chinese at 10.4%. Other groups showing notable local concentrations relative to the region include Lebanese at 6.0% (vs 2.6%), Serbian at 1.1% (vs 0.5%), and Samoan at 1.2% (vs 0.5%).
Frequently Asked Questions - Diversity
The median resident of Carramar (NSW) is 40. 28.9% 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 median age of the suburb of Carramar (NSW) is 40, which is slightly older than Greater Sydney's median of 37 and the national median of 38. The 65 - 74 age group is overrepresented (10.3% locally), while the 35 - 44 bracket is underrepresented (12.4%). Since 2021, the 15 to 24 cohort expanded from 11.9% to 14.4% of the population, while the 5 to 14 cohort declined from 12.1% to 11.0% and those aged 85+ decreased from 3.8% to 2.7%. Projections suggest the local age profile will shift by 2041, with the 45 to 54 cohort expected to grow by 183 people (44%) from 411 to 595.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Carramar (NSW)
9 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 Suburb (SAL) 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 9 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. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 3 months ago all 2 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 May 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 2 sections | ||
| 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 — 3 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (3,475 at the 2021 Census → 3,348 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 (SAL10825). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.