Chart Color Schemes
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
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.
Find a Recent Sale
Sales Detail
Karana Downs has an estimated 3,889 residents, up from 3,800 at the 2021 Census — a change of 89 people, or 2.3%. That puts 519 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
Drawing from ABS population statistics for the surrounding region alongside address records verified by AreaSearch since the Census, the resident population in the suburb of Karana Downs is projected to stand at approximately 3,889 as of May 2026. This represents a growth of 89 residents (2.3%) from the 2021 Census count of 3,800 people. This updated figure is derived from a resident headcount of 3,889, estimated by AreaSearch analyzing the latest ABS ERP release (June 2025) combined with an additional 2 verified new addresses since the Census. Such a population size results in a density of 518 persons per square kilometer, offering generous local spacing and room for potential future building projects.
The main driver of population growth locally was overseas migration, which accounted for approximately 61.0% of the overall population increases in recent times. AreaSearch incorporates ABS and Geoscience Australia projections for individual SA2 zones, published in 2024 using 2022 as the base year. Where such data is unavailable, or for periods past 2032, projections from the Queensland State Government released in 2023 and based on 2021 statistics are utilized. These state-level models omit breakdown by age; consequently, in these instances, AreaSearch distributes growth using proportional age cohort weightings from the 2023 ABS Greater Capital Region projections based on 2022 figures. Looking at future demographic trends, projections point to a contraction in the overall population, with the suburb of Karana Downs expected to decrease by 101 residents by 2041 under this approach. Conversely, expansion is projected in particular age brackets, led by the 75 to 84 cohort, which is expected to rise by 132 individuals.
Frequently Asked Questions - Population
23 new dwellings have been approved in Karana Downs over the past five years, an average of 4 a year. That is 1.2 approvals per 1,000 residents. Approvals are currently running at an annualised 2, well below that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
According to AreaSearch analysis of ABS building approvals distributed from statistical area data, Karana Downs has seen an average of roughly 4 new home approvals per year, totaling approximately 23 residences over the past 5 financial years. Thus far in FY-26, 2 approvals have been documented. Since only an average of 0.9 new residents arrived per new dwelling annually over the 5 financial years spanning FY-21 to FY-25, residential construction is matching or running ahead of local demand, giving purchasers broader choices and supporting population gains that may outpace current projections, with new homes constructed at an average value of $438,000, indicating that builders are focusing on higher-end residential properties for the premium market.
Relative to Greater Brisbane, building activity in Karana Downs is exceptionally low, sitting 90.0% below the metropolitan average per capita. A tight supply of new dwellings typically bolsters demand and prices for existing stock. This level of activity also falls below the national benchmark, reflecting a mature residential area and potential planning constraints. Additionally, recent construction has consisted solely of standalone houses, preserving the established low-density aesthetic focused on spacious family homes. The ratio of 865 people in the area for every single dwelling approved highlights the quiet nature of local property development. With population projections remaining steady or pointing downward, Karana Downs could face reduced housing demand, leading to favorable conditions for property purchasers.
Frequently Asked Questions - Development
Development applications around Karana Downs
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 13 current infrastructure and development projects close to Karana Downs, worth an estimated $63.4 billion. 4 are already under construction and 3 are due for completion within three years. The pipeline spans residential development, business parks & technology hubs and education & training. 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
Changes to local transport networks, major public works, and planning policies heavily impact area performance. AreaSearch has identified a single infrastructure project expected to influence the local area. Significant regional projects include the Warrego Highway - Mount Crosby Road Interchange Upgrade, Centenary Motorway planning from Darra to Yamanto, the Ipswich Smart City Program, and the Ipswich Better Bus Network, with the listed items expected to have the most direct local 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
Warrego Highway - Mount Crosby Road Interchange Upgrade
Upgrade of the Warrego Highway and Mount Crosby Road interchange at Chuwar, including a new interchange at the future Moggill Pocket Arterial location, a new dual-lane bridge connecting Karalee via Junction Road, service roads with active transport paths, and minor upgrades to Mount Crosby Road. Complementary works involve rehabilitation and re-decking of the westbound Bremer River Bridge at Karalee to extend its service life and lift existing speed restrictions. The project is jointly funded 50:50 by the Australian and Queensland governments.Detailed design is underway, with additional ecological surveys required under the EPBC Act delaying the construction timeline.
Citiswich Business Park
Queensland's largest industrial development, Citiswich Business Park is a 350-hectare master-planned estate at Bundamba in the logistics hub of Brisbane's south-western corridor. Developed by Walker Corporation, the estate provides serviced industrial land and facilities for logistics, manufacturing, warehousing, distribution, and wholesale retail. Active staged expansion continues with Stage 6 sub-stages (6C1, 6C2, 6D) and Stage 7 (67.3 ha footprint north of Warrego Highway at Riverview) underway, alongside the $45 million SmartStores workstore development under construction at 183 Hume Drive.
Riverview Townhomes and Apartments
Residential development approved for 115 townhomes, 3 retail tenancies, and 4 apartments. Total development costs of $53.45 million.
Munro Development
Azure is building the Munro development at Bundamba, comprising 100 homes.
Bundamba Creek Environmental Restoration & Linear Park
A multi-stage environmental restoration program along Bundamba Creek jointly funded by the Australian Government's Urban Rivers and Catchments Program ($3M) and Ipswich City Council ($1M). Works include streambank stabilisation, erosion control, weed removal, native revegetation and habitat enhancement across priority sites including Jack Barkley Park at North Booval. Since September 2024, over 781 metres of creek bank and more than one hectare of riparian land have been restored, with nearly 50,000 native plants installed. The broader program also incorporates Ironpot Creek and Woogaroo Creek.Longer-term plans include creation of a continuous linear park and shared pathway with boardwalks and community recreation areas.
Bundamba Industrial Precinct Expansion
Expansion of the Bundamba Industrial Precinct to deliver new serviced industrial lots, road and utility infrastructure, and improved freight access including integration with the Bundamba Bypass and surrounding transport network. The project continues to be identified by Ipswich City Council as a strategic employment and industrial growth area.
Bundamba State Secondary College Redevelopment
Major $80+ million redevelopment and expansion of Bundamba State Secondary College, including new teaching blocks, a performing arts centre, sports facilities, a leadership centre with rock climbing facilities, and an upgraded administration building. The school now operates with a maximum enrolment capacity of 1,124 students. An enrolment management plan was gazetted in August 2025, reflecting the expanded capacity delivered by the redevelopment.
North Ipswich Apartments
Ipswich City Council approved a two-stage multiple dwelling project for 104 apartments (22 x 1-bedroom and 82 x 2-bedroom) across five titles at 28-30 Lowry St, 45-47 Flint St and 12 Pelican St (Approval: 2367/2016/MCU). As of mid-2025, council records show a later MCU for single residential use affecting 12 Pelican St, indicating at least part of the original scheme has been modified and the 104-unit approval may not be proceeding in full. No construction activity is evident on council's Development.i portal.
2,356 residents of Karana Downs are employed, from a labour force of 2,382. Unemployment sits at 1.1%, with participation at 74.1%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.6% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 2,755, about 71% 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
Karana Downs has a highly educated workforce with strong representation in essential service sectors, an unemployment rate of only 1.1%, and an estimated job growth rate of 10.0% over the prior year, based on AreaSearch compilations of statistical area data. In March 2026, employed residents numbered 2,356, while the local unemployment rate sat 3.2% below the Greater Brisbane average of 4.3%, and labor participation was typical at 74.1% compared to 70.4% across Greater Brisbane. Census data indicates a moderate 23.0% of the workforce operated from home, though this was likely influenced by pandemic containment measures.
The primary sectors employing local residents are health care & social assistance, education & training, and construction. The community displays a strong concentration in education & training, with employment representation reaching 1.4 times the regional proportion. By contrast, transport, postal & warehousing is underrepresented, employing just 3.4% of the Karana Downs workforce compared to 5.6% across Greater Brisbane. The heavily residential character of the area means local employment opportunities are limited, as shown by the comparison of Census workers to resident totals. Based on AreaSearch analysis of SALM and ABS statistics for the broader region, the 12 months leading to March 2026 saw local employment rise by 10.0% and the labor force expand by 9.6%, leading to a 0.3 percentage point drop in the unemployment rate. This compares favorably to Greater Brisbane, which recorded a 3.2% rise in employment, a 3.4% expansion in the labor force, and a 0.1 percentage point increase in unemployment. National employment projections from May-25 by Jobs and Skills Australia provide further context regarding future demand in Karana Downs. These five and ten-year forecasts have been aligned with the local workforce profile to estimate expansion trends. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, though rates vary by sector. Applying these industry projections to the local workforce mix suggests Karana Downs could see employment growth of 6.6% over five years and 13.7% over ten years, noting this is a simple weighted calculation for illustration and does not incorporate local population projections.
Frequently Asked Questions - Employment
Median household income in Karana Downs is $2,255 a week (about $117,000 a year), with median personal income at $948 a week. ATO records put median taxable income at $58,637 a year against an average of $67,056. 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
According to postcode-level ATO statistics compiled by AreaSearch for the 2023 financial year, taxpayers in the suburb of Karana Downs recorded a median income of $58,637 and an average income of $67,056. These figures align closely with national benchmarks, compared to a median of $58,236 and an average of $72,799 in Greater Brisbane. Factoring in Wage Price Index growth of 11.36% since the 2023 financial year, current estimates point to a median income of approximately $65,298 and an average of $74,674 as of March 2026. The 2021 Census reveals that household, family, and personal incomes in Karana Downs are positioned high, ranking in the 73rd to 81st percentiles nationally.
The largest income bracket contains 37.0% of local earners (1,438 people) within the $1,500 - 2,999 range, mirroring the broader region where 33.3% fall into this bracket. The area exhibits high affluence with 33.3% of households earning more than $3,000 weekly, supporting premium local retail and services. After housing expenses, residents keep 87.1% of their income, indicating high disposable income, and the SEIFA index ranks the area in the 7th decile for income.
Frequently Asked Questions - Income
Karana Downs had 1,333 occupied dwellings at the 2021 Census, 94% detached houses and 2% apartments. 58% are owned with a mortgage, 12% rented and 30% owned outright. At that Census the median rent was $400 a week and the median mortgage repayment $1,800 a month. Rent absorbs 17.7% of household income here and mortgage repayments 18.4%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
The housing stock in Karana Downs at the time of the last Census consisted of 93.7% standalone houses and 6.2% other housing types, including semi-detached homes, apartments, and alternative dwellings, compared to 73.5% houses and 26.5% other dwellings in metropolitan Brisbane. Home ownership was significantly higher than the Brisbane metro average at 29.6%, with the remaining properties occupied by mortgage holders (58.4%) or tenants (12.1%). The median monthly mortgage payment in the area was lower than the Brisbane metro average at $1,800, while the median weekly rent was recorded at $400, compared to metro averages of $1,863 and $380 respectively.
Nationally, mortgage costs in Karana Downs are lower than the Australian average of $1,863, whereas rents sit above the national average of $375.
Frequently Asked Questions - Housing
Karana Downs counted 1,333 households at the 2021 Census, averaging 2.8 people each. 41% are couples with children, more than in 81% of areas nationally, against 33% couples without children. 13% of households are people living alone, and families average 1.7 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up the vast majority of local households at 85.3%, consisting of couples with children at 41.0%, couples without children at 32.9%, and single-parent homes at 10.8%. Non-family households account for the remaining 14.7%, with single-person homes making up 13.4% and group households at 1.0%. The median household size of 2.8 people exceeds the Greater Brisbane average of 2.6.
Frequently Asked Questions - Households
32.3% of adults in Karana Downs hold a university qualification, including 20.3% with a bachelor degree and 7.4% with postgraduate qualifications. A further 25.8% hold a vocational qualification. 1 school serves the area, with 589 enrolment places and an average ICSEA of 1,042 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
Academic qualifications in Karana Downs are high compared to regional standards, with 32.3% of residents aged 15 and over holding a university degree, compared to 17.2% in the SA3 and 18.8% in the SA4 region. This education level supports local participation in knowledge-intensive industries. Bachelor degrees are the most common higher qualification at 20.3%, followed by postgraduate degrees at 7.4% and graduate diplomas at 4.6%. Vocational qualifications are also common, with 37.9% of residents aged 15 and over holding trade certificates, consisting of advanced diplomas at 12.1% and certificates at 25.8%.
School enrollment is high, with 30.0% of the population participating in formal education. This group comprises 10.6% in primary schools, 9.0% in secondary schools, and 5.6% enrolled in tertiary institutions.
Frequently Asked Questions - Education
Schools Detail
Getting around Karana Downs means driving: households keep an average of 2.0 vehicles, and no scheduled public transport appears in the current timetable feeds. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Frequently Asked Questions - Transport
Transport Stops Detail
67.7% of residents in Karana Downs report no long-term health condition. 4.3% need daily assistance with core activities, and 53.8% hold private health cover. The standardised death rate runs at 4.3 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators show positive trends for residents of Karana Downs, with AreaSearch analysis of mortality and health condition records showing results that track national benchmarks. The occurrence of common medical conditions remains low among younger and older residents, and private health insurance rates are slightly above the SA2 average, covering approximately 54% of the population, which equates to about 2,091 individuals. The most prevalent health concerns locally are mental health conditions and asthma, affecting 9.3% and 8.4% of residents. Meanwhile, 67.7% of the population reported no long-term medical conditions, compared to 69.2% across Greater Brisbane.
Health profiles among working-age locals are typical. Residents aged 65 and older make up 18.1% of the community (703 people), which is higher than the Greater Brisbane average of 15.1%. Health measures for this older demographic are favorable, with national standings matching the broader population.
Frequently Asked Questions - Health
Karana Downs is largely Australian-born, at 77.0% of residents, with 5.8% speaking a language other than English at home. The largest reported ancestries are English (31.4%) and Australian (24.8%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Karana Downs features lower levels of cultural diversity than average, with 77.0% of residents born in Australia, 90.4% holding citizenship, and 94.2% speaking only English at home. Christianity is the predominant religion, followed by 46.5% of the population. The most distinct variation is in Judaism, which is practiced by 0.3% of the community compared to 0.1% across Greater Brisbane. Regarding parental ancestry, the three largest groups represented in Karana Downs are English at 31.4%, Australian at 24.8%, and Scottish at 9.3%. There are also distinct concentrations of other backgrounds: Welsh ancestry is represented at 0.9% of the local population compared to 0.5% regionally, Dutch at 2.3% compared to 1.2%, and South Australian at 1.0% compared to 0.6%.
Frequently Asked Questions - Diversity
The median resident of Karana Downs is 42. That is 1 year older than at the 2021 Census. 21.5% 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 in Karana Downs is 42 years, which sits well above the Greater Brisbane median of 36 and the national median of 38. The 55 - 64 age bracket is highly represented at 14.4% of the local population compared to regional averages, while the 25 - 34 bracket is low at 9.3%. Since the 2021 Census, the 75 to 84 cohort has increased from 4.3% to 6.5% of the population. By contrast, the 5 to 14 cohort declined from 14.8% to 13.2%, and the 35 to 44 age bracket fell from 14.6% to 13.0%.
Demographic projections indicate the local age profile will change by 2041, with the 85 and over cohort expected to grow the fastest at 229%, adding 124 residents to reach a total of 179. This demographic shift is concentrated among older residents, with those aged 65 and over accounting for all projected population growth, while declines are expected in the 45 to 54 and 55 to 64 age brackets.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Karana Downs
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 — 2 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (3,800 at the 2021 Census → 3,889 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 (SAL31486). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.