Narrabeen

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

As of November 2025, the estimated population of Narrabeen is around 8,450, reflecting an increase of 195 people since the 2021 Census, which reported a population of 8,255. This growth is inferred from AreaSearch's validation of new addresses and examination of ABS ERP data released in June 2024, showing a resident population estimate of 8,244 for Narrabeen. The suburb's population density ratio is 3,840 persons per square kilometer, placing it within the top 10% nationally according to AreaSearch. Narrabeen's growth rate since the Census, at 2.4%, is close to that of its SA4 region (3.2%). Overseas migration was the primary driver of population gains in recent periods. For projections until 2041, AreaSearch uses ABS/Geoscience Australia data released in 2024 with a base year of 2022 for covered areas and NSW State Government's SA2-level projections from 2022 with a base year of 2021 for uncovered areas.

By 2041, Narrabeen is expected to increase by 582 persons based on aggregated SA2-level projections, reflecting an overall increase of 4.3% over the 17-year period.

The level of residential development activity in Narrabeen is very low in comparison to the average area assessed nationally by AreaSearch

Narrabeen has seen approximately 17 dwelling approvals annually over the past five financial years ending June 2021. This totals an estimated 88 homes. As of FY-26, which began on July 1, 2021, there have been three recorded approvals. The area's population decline has not significantly impacted development activity, with developers targeting the premium market segment, constructing new properties at an average expected construction cost value of $877,000.

There have also been commercial approvals totalling $982,000 in FY-26, indicating a predominantly residential focus. Compared to Greater Sydney, Narrabeen records about three-quarters the building activity per person. Nationally, it ranks around the 21st percentile of areas assessed, suggesting limited buyer options but strengthening demand for established homes. New development consists of 47.0% detached dwellings and 53.0% townhouses or apartments, demonstrating a trend towards denser development to provide accessible entry options for downsizers, investors, and entry-level buyers. However, new construction favours detached housing more than current patterns suggest, indicating ongoing robust demand for family homes despite increasing density pressures.

The location has approximately 782 people per dwelling approval, reflecting an established market. According to the latest AreaSearch quarterly estimate, Narrabeen is expected to grow by 365 residents through to 2041. At current development rates, new housing supply should comfortably meet demand, potentially supporting population growth beyond current projections.

Narrabeen has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Area infrastructure changes significantly impact performance. AreaSearch identified eight projects likely affecting the area. Key projects include Cromer Village Green (Proposed Mixed-Use Precinct), The Narrabeen Village, Narrabeen Surf Life Saving Club Redevelopment, and Narrabeen Lakeside Estate. Below is a list of most relevant projects.

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

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AreaSearch analysis reveals Narrabeen recording weaker employment conditions than most comparable areas nationwide

Narrabeen has a well-educated workforce with professional services being strongly represented. The unemployment rate is 4.4%, according to AreaSearch's aggregation of statistical area data.

As of June 2025, 4,283 residents are employed while the unemployment rate is 0.2% higher than Greater Sydney's rate of 4.2%. Workforce participation in Narrabeen is somewhat lower at 55.5%, compared to Greater Sydney's 60.0%. The dominant employment sectors among residents include construction, professional & technical, and health care & social assistance. Construction is particularly prominent, with an employment share 1.5 times the regional level.

In contrast, transport, postal & warehousing employs only 2.8% of local workers, below Greater Sydney's 5.3%. The area appears to offer limited local employment opportunities, as indicated by the count of Census working population versus resident population. Over the 12 months to June 2025, labour force levels decreased by 0.1% and employment fell by 2.1%, causing the unemployment rate to rise by 1.9 percentage points in Narrabeen. In Greater Sydney, employment grew by 2.6%, labour force expanded by 2.9%, and unemployment rose by 0.3 percentage points during this period. Jobs and Skills Australia's national employment forecasts from Sep-22 suggest that national employment is projected to expand by 6.6% over five years and 13.7% over ten years. Applying these industry-specific projections to Narrabeen's employment mix suggests local employment should increase by 6.9% over five years and 14.0% over ten years, though this is a simple weighting extrapolation for illustrative purposes and does not consider localised population projections.

Income analysis reveals strong economic positioning, with the area outperforming 60% of locations assessed nationally by AreaSearch

Narrabeen had a median taxpayer income of $60,210 and an average of $93,567 according to postcode level ATO data aggregated by AreaSearch for the financial year 2022. This was among the highest in Australia, contrasting with Greater Sydney's median income of $56,994 and average income of $80,856. Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates would be approximately $67,802 (median) and $105,366 (average) as of September 2025. From the 2021 Census, individual earnings stood out at the 81st percentile nationally ($1,025 weekly), though household income ranked lower at the 51st percentile. Looking at income distribution, the $1,500 - $2,999 bracket dominated with 28.7% of residents (2,425 people), aligning with regional levels where this cohort likewise represented 30.9%. Housing affordability pressures were severe, with only 78.0% of income remaining, ranking at the 45th percentile. The area's SEIFA income ranking placed it in the 8th decile.

Narrabeen features a more urban dwelling mix with significant apartment living, with a higher proportion of rental properties than the broader region

Narrabeen's dwelling structure, as per the latest Census, consisted of 15.9% houses and 84.1% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Sydney metro had 57.6% houses and 42.4% other dwellings. Home ownership in Narrabeen was at 32.2%, similar to Sydney metro, with the rest being mortgaged (25.1%) or rented (42.6%). The median monthly mortgage repayment in Narrabeen was $2,600, lower than Sydney metro's average of $3,000. The median weekly rent figure for Narrabeam was $565, compared to Sydney metro's $592. Nationally, Narrabeen's mortgage repayments were higher at $1,863 and rents were substantially above the national figure of $375.

Narrabeen features high concentrations of lone person households, with a lower-than-average median household size

Family households constitute 58.3% of all households, including 19.4% couples with children, 28.9% couples without children, and 9.4% single parent families. Non-family households account for the remaining 41.7%, with lone person households at 38.5% and group households comprising 3.0%. The median household size is 2.0 people, which is smaller than the Greater Sydney average of 2.7.

Narrabeen shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

Narrabeen trail's educational qualifications meet regional benchmarks with 34.3% of residents aged 15+ holding university degrees compared to the SA4 region's 41.5%. Bachelor degrees are most common at 24.3%, followed by postgraduate qualifications (7.1%) and graduate diplomas (2.9%). Vocational credentials are prominent, with 36.5% of residents aged 15+ holding such qualifications - advanced diplomas at 14.0% and certificates at 22.5%. A significant 21.1% of the population is actively pursuing formal education, including 5.9% in primary, 5.3% in secondary, and 4.2% in tertiary education.

Narrabeen's three schools have a combined enrollment of 563 students as of the latest data point provided. The area exhibits above-average socio-educational conditions (ICSEA: 1091). All three schools focus exclusively on primary education, with secondary options available in nearby areas due to limited local school capacity (6.7 places per 100 residents compared to the regional average of 16.2). Some families may therefore travel for schooling.

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

Narrabeen has 30 active public transport stops. These are served by a mix of buses operating along 64 routes. Together, these routes facilitate 6,425 weekly passenger trips.

The accessibility of transport in Narrabeen is rated excellent, with residents typically residing just 120 meters from the nearest stop. On average, there are 917 trips daily across all routes, which equates to approximately 214 weekly trips per individual stop.

Health performance in Narrabeen is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Narrabeen faces significant health challenges, as indicated by data from younger and older age groups. Approximately 64% of Narrabeen residents have private health cover, compared to 71.5% in Greater Sydney and a national average of 55.3%. The most prevalent conditions are arthritis (9.6%) and mental health issues (8.3%), while 64.4% report no medical ailments, lower than the Greater Sydney average of 74.7%.

Narrabeen has a higher proportion of seniors aged 65 and over at 31%, compared to 17.8% in Greater Sydney. Health outcomes among seniors generally align with those of the broader population.

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

Narrabeen's cultural diversity was above average, with 11.2% speaking a language other than English at home and 25.7% born overseas. Christianity was the predominant religion in Narrabeen, comprising 55.6%. Judaism was slightly overrepresented compared to Greater Sydney, making up 0.4%.

Top ancestry groups were English (31.2%), Australian (23.8%), and Irish (9.6%). French, Welsh, and Spanish groups showed notable representation, at 1.0%, 0.7%, and 0.6% respectively.

Narrabeen hosts an older demographic, ranking in the top quartile nationwide

Narrabeen's median age is 48 years, significantly higher than Greater Sydney's average of 37 and Australia's national median of 38 years. The age profile shows that those aged 85 and above constitute 8.6%, which is notably higher than the national figure of 2.2%. Meanwhile, the proportion of individuals aged 5 to 14 is relatively smaller at 6.5% compared to Greater Sydney. Between 2021 and present, the percentage of the population aged 55 to 64 has increased from 11.5% to 12.5%, while the 45 to 54 age group has decreased from 11.6% to 10.7%. By 2041, demographic projections indicate substantial changes for Narrabeen. The number of residents aged 85 and above is expected to grow by 78%, adding 567 individuals to reach a total of 1,294. Residents aged 65 and above will drive 97% of the population growth, reflecting the overall aging trend in demographics. Conversely, populations aged 15 to 24 and 25 to 34 are projected to decline.