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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
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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 62.0% 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
As of Aug 2026, the resident population in the suburb of Karama is placed at approximately 5,050, determined through AreaSearch's evaluation of broader ABS demographic releases alongside post-Census address verification. This represents an addition of 247 people (5.1%) compared to the 4,803 people documented in the 2021 Census. AreaSearch established this 5,050 figure by reviewing address updates recorded after the Census date in conjunction with the ABS ERP release from June 2025. With a population density of 2,439 persons per square kilometer, the suburb of Karama ranks within the top quartile among nationwide areas examined by AreaSearch.
Inbound international migration served as the core contributor to local expansion, generating roughly 62.0% of all recent demographic additions. Projections generated jointly by the ABS and Geoscience Australia, published in 2024 using 2022 as a baseline, form the foundation of AreaSearch's SA2 modelling. Where local coverage is absent, or to project figures beyond 2032 across all locations, AreaSearch incorporates age-cohort expansion rates from the ABS Greater Capital Region forecasts (issued in 2023 utilizing 2022 data). Forward-looking demographic projections indicate that the suburb of Karama will outpace the median growth rate of locations evaluated by AreaSearch, with aggregated SA2 figures pointing to an expansion of 602 persons by 2041, representing a cumulative rise of 11.9% across the 16 years.
Frequently Asked Questions - Population
Detail
Over the preceding five years, Karama has seen no new residential builds approved. This trend points to an established suburb with scarce available land for fresh construction. Consequently, buyer competition generally focuses on established housing stock due to the absence of newly built properties. Residential building output in Karama sits well below the broader levels observed across Greater Darwin. This lack of fresh construction tends to sustain property valuations and buyer interest for established dwellings. Construction volumes also trail the broader Australian benchmark, highlighting the mature layout of the suburb and the presence of potential planning restrictions.
Frequently Asked Questions - Development
Development applications around Karama
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| 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 5 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $401 million. 1 are already under construction. The pipeline spans business parks & technology hubs, communities, precincts & urban renewal and environmental & disaster management. 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
Area performance is heavily guided by local civil works, regional planning strategies, and infrastructure developments. AreaSearch has highlighted a total of 2 key projects with expected relevance to the surrounding district. Notable works include the Ludmilla Wastewater Treatment Plant Upgrade, Berrimah North Area Plan, Darwin Corporate Park, and the Royal Darwin Hospital Mental Health Inpatient Unit and CSSD Upgrade, with primary developments 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.
Northern Suburbs Youth Hub
A purpose-built facility for young people aged 10 to 17 at Leanyer Recreation Park in Darwin's northern suburbs, providing a safe, structured space for after-hours and school holiday programs, mentoring, skill development, and support services. The site was confirmed in early 2026 following community consultation, replacing an earlier proposed location at the former Casuarina Fire Station. The hub will cater for up to 60 young people at a time, with capacity for up to 100 during special events, and will include a flexible air-conditioned activity space, a learning kitchen, breakout and meeting rooms, outdoor activity areas, and a safe drop-off zone.The design and construct tender was awarded in July 2026 to Aspire Design and Construct Pty Ltd. The project is jointly funded by the Northern Territory and Federal Governments.
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.
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.
Casuarina Aquatic and Leisure Centre
A new $26.8 million aquatic and leisure centre in Casuarina, featuring an 8-lane 50m pool, a resort-style lagoon pool, a learn-to-swim pool, wet and dry play areas, a cafe, BBQ facilities, a gymnasium, and a basketball 3-on-3 court. The project was funded by the City of Darwin and the Australian Government.
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 4,031, 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
The local labour market features a capable workforce with solid representation in core public sectors, an unemployment level of 7.9%, and generally consistent job figures over the preceding year according to AreaSearch's regional analysis. In March 2026, employed locals totalled 2,462, whereas local unemployment sat 4.4% higher than the Greater Darwin benchmark of 3.5%, pointing to capacity for growth. In addition, the local participation rate of 68.3% trails the regional figure of 72.9%. Census records indicate that only 3.4% of employed residents worked from home, a metric that may have been shaped by Covid-19 restrictions.
Most working locals are engaged in public administration & safety, health care & social assistance, and education & training. Retail trade forms a notable point of local concentration, capturing a workforce share 1.3 times the regional average. Conversely, public administration & safety accounts for 14.5% of resident employment, trailing the 19.5% seen across Greater Darwin. Comparing local resident counts with Census figures for on-site workers highlights that this predominantly residential district supplies relatively few internal employment options. AreaSearch's evaluation of combined ABS and SALM figures shows that over the 12-month span, the local workforce grew by 0.8% alongside a 0.2% drop in jobholders, resulting in a 0.9 percentage point rise in unemployment. Across Greater Darwin, employment expanded by 0.4%, the workforce increased by 0.8%, and unemployment climbed by 0.3 percentage points. Outlooks from Jobs and Skills Australia as of Mar-26 provide additional context regarding forward workforce demand in Karama over five-year and ten-year horizons, based on local sector distributions. Although Australia-wide employment is anticipated to increase by 6.6% across five years and 13.7% across ten years, trajectories vary by industry. Aligning these sector projections with the local job profile suggests an increase in Karama's workforce of 6.2% over five years and 12.9% across ten years (this represents a baseline weighted model for comparative reference and excludes local population adjustments).
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 $53,397 a year against an average of $59,528. 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
Tax data compiled by AreaSearch for financial year 2023 reveals that the suburb of Karama records personal earnings below the national norm. Taxpayers in the suburb of Karama generate a median income of $53,397 and an average income of $59,528, trailing the respective Greater Darwin marks of $66,956 and $77,199. Factoring in a 9.41% rise in the Wage Price Index since financial year 2023, modelled values reach around $58,422 for the median and $65,130 for the average by March 2026. The 2021 Census positions local household, family, and individual earnings around the 54th percentile across Australia.
Roughly 34.6% of residents (1,747 individuals) fall into the $1,500 - 2,999 income bracket, aligning closely with the 36.7% share recorded across the surrounding region. While housing obligations absorb 17.0% of incoming funds, overall earnings keep local disposable income around 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
According to the latest Census, Karama's residential profile was made up of 77.2% separate houses and 22.8% alternative formats (including semi-detached units, apartments, and other residential types), compared with 63.5% houses and 36.5% other dwellings throughout Darwin metro. Full ownership accounted for 19.1% of properties, which was higher than Darwin metro's rate, while the remainder were under a mortgage (41.8%) or rented (39.0%). Typical monthly mortgage costs stood at $1,950, below the Darwin metro figure of $2,100, and typical weekly rent sat at $293, compared to $385 across Darwin metro.
Across the country, mortgage costs in Karama exceed the Australian median of $1,863, whereas local rent rates sit well below the nationwide 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 majority of living arrangements at 73.9%, consisting of couples with children (35.0%), couples without children (19.0%), and single parent households (18.3%). Non-family setups make up the other 26.1%, with single-person residences accounting for 22.3% and group homes comprising 3.7%. Karama's median household size of 2.9 people exceeds the Greater Darwin metric 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 77% 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
Tertiary attainment presents an area for development locally, as the proportion of degree holders (21.9%) remains well below the SA3 benchmark of 36.1%, highlighting an opportunity for focused training programs. Among university graduates, Bachelor degrees account for 14.9%, postgraduate qualifications make up 4.4%, and graduate diplomas represent 2.6%. Meanwhile, vocational qualifications are well represented, with 35.3% of the population aged 15+ holding practical credentials, including advanced diplomas (8.8%) and certificates (26.5%). A significant 34.5% of locals are engaged in structured learning. Among these students, 12.8% attend primary school, 10.5% are in high school, and 4.7% are enrolled in higher education 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
Local transit infrastructure features 25 operating stops across Karama providing bus services. A network of 31 transit routes operates across these facilities, delivering 2,062 passenger trips each week. Overall connectivity is strong, with typical walking distances of 142 meters to the nearest transit access point. Private vehicles remain the primary means of travel for outward commutes, utilized by 89% of commuters, with households maintaining an average of 1.4 vehicles. Only 3.4% of residents recorded working from home in the 2021 Census, which may reflect the circumstances of the pandemic. Transit schedules provide an average of 294 daily services across the entire network, which translates to roughly 82 weekly departures for each designated 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 50.4% 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
AreaSearch's review of mortality and long-term health trends indicates notable medical challenges in Karama, with widespread conditions appearing across younger and older demographics, while private health membership covers roughly 50% of residents (~2,544 people). In comparison, coverage reaches 57.8% in Greater Darwin and 55.7% nationwide. Asthma and arthritis represent the most common diagnosed conditions, affecting 7.0 and 5.8% of the community respectively, while 74.7% of residents reported having no chronic medical conditions, compared to 77.1% across Greater Darwin. Working-age residents demonstrate typical overall health metrics. Seniors aged 65 and over comprise 12.7% of the area (641 people), higher than the 10.7% regional proportion, and exhibit positive health outcomes that surpass both local averages and broader national standings.
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
A high level of multicultural representation characterizes Karama, where 33.4% of residents were born outside Australia and 36.6% communicate in a language other than English when at home. Christianity is the predominant faith, practiced by 53.2% of the local population. Buddhism shows a distinct concentration, accounting for 4.7% of residents compared to 3.3% across Greater Darwin. Regarding ancestral background, the three most common groups are Australian (18.6%), Other (17.8%), and English (16.0%, which is lower than the 21.7% regional average). Other backgrounds show significant variance from broader trends: Filipino ancestry accounts for 6.7% in Karama (against 3.8% across the region), Australian Aboriginal heritage represents 13.7% (against 7.0%), and Greek heritage stands at 4.0% (against 2.3%).
Frequently Asked Questions - Diversity
The median resident of Karama is 35, younger than 76% 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
Karama's demographic age distribution largely reflects the wider Greater Darwin region, with no major age group diverging by more than 7.8 percentage points. AreaSearch estimates the median age in the suburb of Karama at 35 as at August 2026, remaining at the level recorded in the 2021 Census and sitting 1 year higher than the Greater Darwin median of 34 from that Census. The proportion of residents aged 65+ has increased from 10.4% at the Census to an estimated 12.7%. By 2041, senior age brackets are projected to drive local population increases, expanding by 296 residents (46%) to reach a total of 937.
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 Sep 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 8 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 last month 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 last month 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 last month headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Sep 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 Sep 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 6 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 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago 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 (SAL70143). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.