Carramar (WA)

Carramar has seen population growth performance typically on par with national averages when looking at short and medium term trends

As of Feb 2026, the population of the suburb of Carramar (WA) is estimated at around 7,658. This reflects an increase of 480 people since the 2021 Census, which reported a population of 7,178. The change was inferred from AreaSearch's estimation of the resident population using ERP data released by the ABS in June 2024 and additional validated new addresses since the Census date. This level of population results in a density ratio of 1,084 persons per square kilometer, which is relatively inline with averages seen across locations assessed by AreaSearch. Over the past decade, Carramar has demonstrated resilient growth patterns with a compound annual growth rate of 3.8%, outpacing the SA3 area. Population growth for the suburb was primarily driven by natural growth contributing approximately 39.0% of overall population gains during recent periods.

All drivers including overseas migration and interstate migration were positive factors. AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data and to estimate growth post-2032, AreaSearch utilises growth rates by age cohort provided by the ABS in its latest Greater Capital Region projections released in 2023 based on 2022 data. Looking at population projections moving forward, an above median population growth is projected for statistical areas across the nation. The suburb of Carramar (WA) is expected to increase by 2,144 persons to 2041, reflecting a total increase of 37.7% over the 17 years.

Residential development activity is lower than average in Carramar according to AreaSearch's national comparison of local real estate markets

AreaSearch analysis of ABS building approval numbers in Carramar shows around 5 residential properties granted approval per year. Between FY21 and FY25, approximately 26 homes were approved, with another 6 approved so far in FY26.

This results in an average of about 52 new residents per year for every home built over the past five financial years. Demand significantly outpaces supply, which typically puts upward pressure on prices and increases competition among buyers. New properties are constructed at an average expected cost of $420,000, indicating a focus on the premium segment with upmarket properties. Compared to Greater Perth, Carramar has significantly less development activity, at 94.0% below the regional average per person. This scarcity of new homes typically strengthens demand and prices for existing properties.

Additionally, recent building activity consists entirely of detached houses, preserving the area's suburban nature with an emphasis on detached housing attracting space-seeking buyers. Carramar reflects a highly mature market with around 2743 people per dwelling approval. Future projections from AreaSearch's latest quarterly estimate show Carramar adding approximately 2888 residents by 2041. At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

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

Eleven projects have been identified by AreaSearch that could impact the area, with major ones including the Neerabup Flynn Drive Dual Carriageway Upgrade, Banksia Grove District Centre, Banksia Grove Village Redevelopment, and Neerabup Industrial Area Development Project. The following list details those likely to be most relevant.

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

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

Carramar has a skilled workforce with essential services sectors well represented. The unemployment rate was 3.9% in the past year, with an estimated employment growth of 3.7%. As of September 2025, 4,953 residents were employed, and the unemployment rate aligned with Greater Perth's rate of 4.0%.

Workforce participation was higher at 85.4%, compared to Greater Perth's 71.6%. According to Census responses, 8.7% of residents worked from home. Employment is concentrated in health care & social assistance, construction, and retail trade. Construction has particularly notable concentration with employment levels at 1.4 times the regional average.

Professional & technical services have limited presence at 6.1%, compared to the regional average of 8.2%. The area offers limited local employment opportunities as indicated by Census data. In the 12-month period ending September 2025, employment increased by 3.7% and labour force grew by 3.4%, causing a decrease in unemployment rate by 0.3 percentage points. This contrasts with Greater Perth where employment rose by 2.9%, labour force grew by 3.0%, and unemployment rose marginally. Jobs and Skills Australia's national employment forecasts from May-25 suggest that national employment should expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Carramar's employment mix suggests local employment should increase by 6.3% over five years and 13.3% over ten years, based on a simple weighting extrapolation for illustrative purposes.

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

The suburb of Carramar had a median income among taxpayers of $58,604 and an average income of $69,629 in the financial year 2023. These figures were slightly above those for Greater Perth, which had median and average incomes of $60,748 and $80,248 respectively. By September 2025, based on a Wage Price Index growth of 9.62%, the estimated median income would be approximately $64,242 and the average income would be around $76,327. According to census data, household incomes in Carramar ranked at the 89th percentile with weekly earnings of $2,455. The dominant earnings bracket was $1,500 - $2,999, with 35.3% of residents (2,703 people) falling within this range, reflecting a similar pattern seen in the broader area where 32.0% occupied this range. Notably, 37.7% of Carramar's residents earned above $3,000 weekly, indicating pockets of prosperity that contribute to robust local economic activity. Housing accounted for 14.9% of income, and strong earnings placed residents within the 89th percentile for disposable income. The suburb's SEIFA income ranking placed it in the 7th decile.

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

The dwelling structure in Carramar, as per the latest Census, consisted of 97.7% houses and 2.3% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Perth metro's 77.8% houses and 22.1% other dwellings. Home ownership in Carramar was at 20.9%, with the rest of dwellings either mortgaged (65.0%) or rented (14.2%). The median monthly mortgage repayment in the area was $2,017, higher than Perth metro's average of $1,907. The median weekly rent figure was recorded at $440, compared to Perth metro's $350. Nationally, Carramar's mortgage repayments were above the Australian average of $1,863, while rents were substantially higher than the national figure of $375.

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

Family households constitute 87.6% of all households, including 50.9% couples with children, 25.4% couples without children, and 10.9% single parent families. Non-family households account for the remaining 12.4%, with lone person households at 10.5% and group households comprising 1.7%. The median household size is 3.1 people, which 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

Carramar's residents aged 15+ have educational qualifications that trail Australian benchmarks. In Carramar, 20.5% hold university degrees, compared to Australia's 30.4%. Bachelor degrees are the most common at 15.2%, followed by postgraduate qualifications (3.2%) and graduate diplomas (2.1%). Vocational credentials are prominent, with 42.9% of residents holding them – advanced diplomas at 12.9% and certificates at 30.0%.

Educational participation is high, with 32.2% currently enrolled in formal education: 11.6% in primary, 10.6% in secondary, and 4.9% in tertiary education.

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

Carramar has 24 active public transport stops, all of which are bus stops. These stops are served by two routes that together facilitate 462 weekly passenger trips. The accessibility to these stops is rated as good, with residents typically living 282 meters from the nearest stop. Most residents commute outwards from Carramar, primarily using cars (84%), with trains accounting for 9%. On average, there are 2.0 vehicles per dwelling in Carramar, which is above the regional average. According to the 2021 Census, only 8.7% of residents work from home, a figure that may be influenced by COVID-19 conditions.

The service frequency averages 66 trips per day across all routes, equating to approximately 19 weekly trips per individual 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 superior health outcomes, as assessed by AreaSearch using mortality rates and chronic condition prevalence. Both younger and older age groups have low incidence of common health issues.

Private health coverage is high at approximately 55% (~4,199 people), compared to Greater Perth's 59.0%. The most prevalent conditions are asthma (7.1%) and mental health issues (6.8%), with 74.8% reporting no medical ailments, compared to 71.9% in Greater Perth. Under-65s have better than average health outcomes. Carramar has 11.8% of residents aged 65 and over (903 people), lower than Greater Perth's 16.3%. Senior health outcomes are above average, aligning with national rankings for the general 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

Carramar's population showed higher cultural diversity compared to most local markets, with 9.9% speaking a language other than English at home and 47.4% born overseas. Christianity was the predominant religion in Carramar, accounting for 47.5%. However, Islam was overrepresented at 1.5%, compared to Greater Perth's average of 3.2%.

In terms of ancestry, the top three groups were English (37.3%), Australian (20.0%), and Scottish (8.6%). Notably, South African (2.8%) and Welsh (1.2%) groups were overrepresented in Carramar compared to regional averages of 1.0% and 0.7%, respectively. New Zealanders also had a higher representation at 1.1%.

Carramar's population is slightly younger than the national pattern

The median age in Carramar was close to Greater Perth's average of 37 years and equivalent to Australia's median of 38 years as of the 2021 Census. Compared to Greater Perth, Carramar had a higher percentage of residents aged 45-54 (16.3%) but fewer residents aged 25-34 (8.9%). Between the 2016 and 2021 censuses, the population aged 65-74 grew from 6.9% to 7.8%, while the percentage of those aged 5-14 decreased from 16.0% to 14.2% and the 0-4 age group dropped from 5.5% to 4.2%. By 2041, Carramar's population is projected to experience significant shifts in its age composition, with the 45-54 age group expected to grow by 47%, reaching 1,840 people from 1,248.