Carramar (WA)

An assessment of population growth drivers in Carramar reveals an overall ranking slightly below national averages considering recent, and medium term trends

According to investigations of ABS demographic updates for the wider region alongside newly confirmed addresses by AreaSearch since the Census, the suburb of Carramar (WA) has an estimated occupancy of roughly 7,763 residents as of May 2026. This represents a growth of 585 people (8.1%) from the 2021 Census, which documented a population of 7,178 individuals. The shift is calculated from the resident population of 7,763, projected by AreaSearch after examining the most recent ERP data from the ABS (June 2025) and incorporating 23 validated new addresses since the Census date. This level of occupancy translates to a density of 1,099 persons per square kilometer, matching typical benchmarks observed across places analyzed by AreaSearch. The 8.1% post-census growth of the suburb of Carramar (WA) is within 1.2 percentage points of the national average (9.3%), indicating solid growth characteristics. Population expansion was driven chiefly by natural increase, which accounted for roughly 39.0% of the overall population gains recently, though other components including overseas and interstate migration remained positive.

AreaSearch implements ABS/Geoscience Australia projections for each SA2 district, published in 2024 using 2022 as the baseline. For any SA2 regions lacking coverage, and to calculate growth across all territories post-2032, AreaSearch applies cohort-specific growth rates from the latest ABS Greater Capital Region projections (published in 2023, based on 2022 data). Looking at demographic projections going forward, population growth slightly below the median of Australian statistical areas is anticipated for the suburb of Carramar (WA), with the location expected to add 228 persons by 2041 based on compiled SA2-level data, which is an increase of 2.9% over the 16 years.

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

Based on AreaSearch assessments of ABS building approvals distributed from statistical area datasets, Carramar averages about 15 approved dwellings annually, with a total of 78 homes authorized during the past 5 financial years (between FY-21 and FY-25) and 6 approvals so far in FY-26. Considering that an average of 4 new residents per year arrived per finished home over the past 5 financial years (between FY-21 and FY-25), demand outstrips new supply, which typically drives up prices and intensifies buyer competition. Meanwhile, new properties are built with an average value of $420,000, indicating that developers are focusing on the higher-end market segment.

Compared to Greater Perth, Carramar shows much lower development volumes (81.0% below the regional per capita average). This low rate of new supply generally bolsters demand and valuations for established houses, although building activity has stepped up of late. This rate of construction is also below the national average, reflecting the maturity of the suburb and suggesting potential planning limitations. New building data shows 95.0% standalone houses and 5.0% townhouses or apartments, which preserves the traditional suburban character of the area and appeals to those looking for family homes with space. With around 198 people per approval, Carramar exhibits the traits of a developing locality.

Looking ahead, Carramar is projected to add 228 residents through to 2041 (using the latest quarterly estimate from AreaSearch). Under existing development trends, the supply of new housing is expected to comfortably satisfy demand, providing favorable purchasing conditions and potentially enabling population growth to exceed current projections.

Carramar has moderate levels of nearby infrastructure activity, ranking in the 44thth percentile nationally

Changes in local infrastructure, major construction projects, and planning changes have a significant influence on property performance. AreaSearch has identified 11 projects likely to impact the locality. Prominent projects include the Neerabup Flynn Drive Dual Carriageway Upgrade, the Banksia Grove Village Redevelopment, the Banksia Grove District Centre, and the Neerabup Industrial Area Development Project, with key details provided for the most relevant initiatives.

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

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The employment landscape in Carramar shows performance that lags behind national averages across key labour market indicators

Carramar features a qualified labor force, with strong representation in essential services, and an unemployment rate of 5.4% according to AreaSearch aggregations of statistical area datasets. As of March 2026, 4,352 residents are employed, which is an unemployment rate 1.2% higher than Greater Perth's level of 4.2%. The workforce participation rate is exceptionally high at 77.0% compared to 70.2% in Greater Perth. According to Census responses, a low proportion of residents (8.7%) worked from home, though the influence of Covid-19 restrictions should be kept in mind.

The top employment sectors for residents are health care & social assistance, construction, and retail trade. The locality shows a high specialization in construction, where the employment share is 1.4 times the regional level. On the other hand, professional & technical services are underrepresented at 6.1% compared to the regional average of 8.2%. The heavily residential nature of the area suggests local employment opportunities are limited, as shown by comparing the count of Census working residents with the local resident population.

Based on AreaSearch analysis of SALM and ABS statistics compiled from broader statistical areas, during the 12 months leading to March 2026, the labor force expanded by 0.4% while employment fell by 0.8%, resulting in a 1.1 percentage point increase in the unemployment rate. By contrast, Greater Perth experienced employment growth of 2.0% and labor force growth of 2.5%, leading to a 0.4 percentage point rise. National employment projections from Jobs and Skills Australia dated May-25 offer additional perspective on prospective demand in Carramar. These five and ten-year forecasts have been mapped against the local industry profile to estimate future growth. While national employment is projected to grow by 6.6% over five years and 13.7% over ten years, trends vary widely by sector. Applying these industry projections to the local workforce structure suggests employment for residents should increase by 6.3% over five years and 13.3% over ten years (note this is a basic weighted extrapolation for illustrative purposes and does not account for local population projections).

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

Based on AreaSearch's compilation of postcode-level ATO data released for financial year 2023, taxpayers in the suburb of Carramar had a median income of $58,604 and an average income of $69,629. This is slightly above the national average and compares to $60,748 (median) and $80,248 (average) across Greater Perth. Adjusting for Wage Price Index growth of 10.93% since financial year 2023, current estimates stand at approximately $65,009 for the median and $77,239 for the average as of March 2026. Data from the 2021 Census shows household incomes are high, ranking in the 89th percentile ($2,455 weekly). The largest income group comprises 35.3% of local taxpayers (2,740 people) earning between $1,500 - 2,999, mirroring the broader region where 32.0% fall into this bracket. Economic strength is demonstrated by the 37.7% of households earning weekly incomes above $3,000, which supports consumer spending. Housing costs absorb 14.9% of income, while high earnings place residents in the 89th percentile for disposable income, and the SEIFA index ranks the area in the 7th decile for income.

Carramar is characterized by a predominantly suburban housing profile, with ownership patterns similar to the broader region

The dwelling mix in Carramar at the time of the latest Census consisted of 97.7% houses and 2.3% other types of housing, including semi-detached properties, apartments, and alternative structures, compared to 77.8% houses and 22.1% other dwellings across metro Perth. Home ownership rates in Carramar lagged the metropolitan average at 20.9%, with the remaining properties being held under a mortgage (65.0%) or rented (14.2%). The median monthly mortgage payment in the suburb was higher than the metro Perth average at $2,017, and the median weekly rent was recorded at $440, compared to regional averages of $1,907 and $350. Nationally, mortgage payments in Carramar exceed the Australian average of $1,863, and rent levels are also considerably above the national benchmark of $375.

Carramar features high concentrations of family households, with a higher-than-average median household size

Family households make up the vast majority of homes at 87.6%, consisting of couples with children at 50.9%, couples without children at 25.4%, and single parent households at 10.9%. Non-family living arrangements account for the remaining 12.4%, with lone person households representing 10.5% and group households at 1.7% of the total. The median household size of 3.1 people is larger than the Greater Perth average of 2.6.

The educational profile of Carramar exceeds national averages, with above-average qualification levels and academic performance metrics

Educational attainment levels in Carramar are below regional averages, with 20.5% of residents aged 15+ holding university degrees compared to 30.4% across Australia. This difference suggests scope for further educational and skill development. Bachelor degrees are the most common higher qualification at 15.2%, followed by postgraduate degrees (3.2%) and graduate diplomas (2.1%). Vocational and technical training is well represented, with 42.9% of residents aged 15+ holding vocational qualifications, comprising advanced diplomas (12.9%) and certificate-level qualifications (30.0%).

Enrollment in education is notably high, with 32.2% of local residents presently undertaking formal studies. This total comprises 11.6% attending primary schools, 10.6% in secondary education, and 4.9% enrolled in tertiary institutions.

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

Public transport services in Carramar include 24 active stops serving bus routes. These stops are connected to 2 distinct routes, which provide 462 weekly passenger trips. Transport accessibility is good, with residents living an average of 282 meters from their nearest stop. Because it is a residential area, the majority of working residents commute to other locations, with private cars remaining the primary travel mode at 84%, followed by trains at 9%. Households average 2.0 vehicles, which is higher than the regional average. A relatively low proportion of residents worked from home (8.7% in the 2021 Census, which may have been influenced by pandemic conditions).

Service frequency averages 66 daily trips across all active routes, which averages out to approximately 19 weekly trips per stop.

The level of general health in Carramar is notably higher than the national average with both young and old age cohorts seeing low prevalence of common health conditions

Carramar shows favorable health profiles based on AreaSearch assessments of mortality rates and chronic illness rates, with low occurrences of common medical conditions among both younger and older cohorts. The rate of private health insurance is high, covering roughly 55% of the population (~4,257 people), which compares to 59.0% across Greater Perth.

Asthma and mental health issues are the most frequent medical conditions, affecting 7.1 and 6.8% of residents respectively. Conversely, 74.8% of the population reported no medical conditions, compared to 71.9% in Greater Perth. The demographic under 65 years of age shows better health profiles than average. Residents aged 65 and over make up 6.0% of the population (465 people), which is below the Greater Perth average of 16.1%. Seniors in the area display above-average health outcomes, with rankings matching the broader population.

The level of cultural diversity witnessed in Carramar was found to be above average when compared nationally for a number of language and cultural background related metrics

Cultural diversity in Carramar is higher than in most local areas, with 9.9% of the population speaking a non-English language at home and 47.4% of residents born outside Australia. Christianity is the dominant religion, practiced by 47.5% of the local population. Islam represents the most notable variation in representation, accounting for 1.5% of residents compared to 3.2% across Greater Perth.

Regarding parental birthplace, English ancestry is the most common at 37.3% of the population, which is higher than the regional average of 28.0%, followed by Australian at 20.0%, and Scottish at 8.6%. Other notable ethnic backgrounds include South Australian ancestry at 2.8% of the population (compared to 1.0% regionally), Welsh at 1.2% (compared to 0.7%), and New Zealand ancestry at 1.1% (compared to 0.8%).

Carramar's population is slightly younger than the national pattern

The median age in Carramar is 36 years, which is very close to the Greater Perth average of 37 and slightly below the national median of 38. Compared to the capital city average, Carramar has a higher proportion of residents in the 45 - 54 age bracket (20.2%) and a lower proportion of residents aged 65 - 74 (4.3%). The proportion of residents aged 45 - 54 is higher than the national figure of 12.0%. Since the 2021 Census, the 35 to 44 age cohort has increased from 14.3% to 17.3% of the population, and the 45 to 54 cohort grew from 17.2% to 20.2%. In contrast, the 55 to 64 group declined from 12.2% to 8.0%, and the 65 to 74 group fell from 6.9% to 4.3%. Demographic projections indicate the age structure of the suburb of Carramar (WA) will shift by 2041. The 45 to 54 age group is expected to grow the most, increasing by 23% and adding 358 residents to total 1,927, while the 0 to 4 and 5 to 14 cohorts are projected to shrink.