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 May 2026, the estimated population of the suburb of Narrabeen is around 8,234, reflecting a decrease of 21 people since the Census in 2021. The population then was reported as 8,255. This recent estimate is based on AreaSearch's validation of new addresses and examination of the latest ERP data release by the ABS in June 2025. The population density ratio is approximately 3,742 persons per square kilometer, placing Narrabeen in the upper quartile relative to national locations assessed by AreaSearch. Overseas migration was the primary driver of population growth during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area released in 2024 with a base year of 2022, and NSW State Government's SA2 level projections for areas not covered by this data, released in 2022 with a base year of 2021. These projections indicate that the suburb is expected to increase its population by 477 persons to reach 8,711 by 2041, reflecting an overall increase of approximately 5.8% over the 16-year period.

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

Narrabeen experienced approximately 17 dwelling approvals annually over the past five financial years ending June 2021. This totals an estimated 85 homes, with four approvals recorded so far in FY-26. The area has seen population decline, but development activity has been adequate relative to this trend. New properties are constructed at an average expected cost of $786,000, indicating a focus on the premium market segment.

In FY-26, there have been $2.0 million in commercial approvals, suggesting a predominantly residential focus. Compared to Greater Sydney, Narrabeen records about three-quarters the building activity per person and ranks among the 16th percentile nationally for assessed areas, implying 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 cater to downsizers, investors, and entry-level buyers. However, new construction favours detached housing more than current patterns suggest, indicating ongoing robust demand for family homes. Narrabeen has approximately 967 people per dwelling approval, reflecting an established market.

By 2041, the area is projected to grow by 477 residents (AreaSearch quarterly estimate as of Q2 2021). Current development appears well-matched to future needs, supporting steady market conditions without extreme price pressure.

Narrabeen has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

AreaSearch has identified eight projects that could impact the area. Key projects include Cromer Village Green (Proposed Mixed-Use Precinct), The Narrabeen Village, Narrabeam Surf Life Saving Club Redevelopment, and Narrabeen Lakeside Estate. The following list details those likely to be most relevant.

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

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.

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

Narrabeen has an educated workforce with professional services well-represented. The unemployment rate is 5.0%, according to AreaSearch's aggregation of statistical area data. As of December 2025, there are 4,195 residents employed, with the unemployment rate at 0.9% above Greater Sydney's rate of 4.2%.

Workforce participation in Narrabeen is 60.2%, compared to Greater Sydney's 68.8%. Census responses show that 44.8% of residents work from home. Dominant employment sectors include construction, professional & technical, and health care & social assistance. Construction employment stands at 1.5 times the regional level, while transport, postal & warehousing employs just 2.8%, below Greater Sydney's 5.3%.

Over the year to December 2025, labour force levels decreased by 0.6% and employment fell by 2.5%, causing unemployment to rise by 1.9 percentage points. National employment forecasts from Jobs and Skills Australia project growth of 6.6% over five years and 13.7% over ten years. Applying these 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 simplified extrapolation for illustrative purposes only.

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

The suburb of Narrabeen had a median taxpayer income of $60,211 and an average income of $93,560 in the latest postcode level ATO data aggregated by AreaSearch for the financial year 2023. This is one of the highest in Australia, compared to Greater Sydney's median income of $60,817 and average income of $83,030 during the same period. Based on Wage Price Index growth of 10.32% since financial year 2023, current estimates would be approximately $66,425 (median) and $103,215 (average) as of March 2026. According to the 2021 Census, individual earnings in Narrabeen stood at the 81st percentile nationally with a weekly income of $1,025, though household income ranked lower at the 51st percentile. In terms of income distribution, the $1,500 - $2,999 bracket dominated with 28.7% of residents (2,363 people), aligning with regional levels where this cohort also represented 30.9%. Housing affordability pressures were severe in Narrabeen, with only 78.0% of income remaining after housing costs, ranking at the 45th percentile nationally. The area's SEIFA income ranking placed it in the 7th decile.

Narrabeen features a more urban dwelling mix with significant apartment living, with above-average rates of outright home ownership

Narrabeen's dwelling structure at the latest Census comprised 15.9% houses and 84.1% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Sydney metro's 55.9% houses and 44.1% other dwellings. Home ownership in Narrabeen was 32.2%, with mortgaged dwellings at 25.1% and rented dwellings at 42.6%. The median monthly mortgage repayment in the area was $2,600, compared to Sydney metro's $2,427. The median weekly rent figure was recorded at $565, compared to Sydney metro's $470. Nationally, Narrabeen's median monthly mortgage repayments were higher than the Australian average of $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% of the total. 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

In Narrabeen, 34.3% of residents aged 15 and above hold university degrees, compared to the SA4 regional average of 41.5%. Among these qualifications, bachelor degrees are most prevalent at 24.3%, followed by postgraduate qualifications (7.1%) and graduate diplomas (2.9%). Vocational credentials are also common, with 36.5% of residents aged 15 and above holding such qualifications; advanced diplomas account for 14.0%, while certificates make up 22.5%. Currently, 21.1% of the population is actively engaged in formal education.

This includes 5.9% in primary education, 5.3% in secondary education, and 4.2% pursuing tertiary education.

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

Narrabeen has 46 active public transport stops, all of which are bus stops. These stops are served by 64 different routes that together facilitate 6,542 weekly passenger trips. Transport accessibility in the area is rated as excellent, with residents typically located 119 meters from their nearest transport stop. As a predominantly residential area, most Narrabeen residents commute outward. The car remains the primary mode of transportation for 84% of residents, while 8% use public buses. On average, there is one vehicle per dwelling in Narrabeen, which is below the regional average.

According to the 2021 Census, 44.8% of Narrabeen residents work from home, a figure that may be influenced by COVID-19 conditions. Across all routes, service frequency averages 934 trips per day, equating to approximately 142 weekly trips per individual stop.

Health outcomes in Narrabeen are marginally below the national average with the level of common health conditions among the general population somewhat typical, though higher than the nation's average among older cohorts

Narrabeen's health indicators show below-average outcomes based on AreaSearch's assessment of mortality rates and chronic condition prevalence. The level of common health conditions among the general population is somewhat typical but higher than the national average among older cohorts. Private health cover is exceptionally high at approximately 64% of the total population (5,254 people), compared to 59.9% across Greater Sydney and a national average of 55.7%.

The most common medical conditions are arthritis and mental health issues, impacting 9.6 and 8.3% of residents respectively, while 64.4% declared themselves completely clear of medical ailments, compared to 74.6% across Greater Sydney. Working-age residents show low chronic condition prevalence. The area has 31.0% of residents aged 65 and over (2,552 people), higher than the 15.5% in Greater Sydney. Health outcomes among seniors present some challenges but rank lower nationally than the broader population.

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

Narrabeen's population showed above-average cultural diversity, with 11.2% speaking a language other than English at home and 25.7% born overseas. Christianity was the predominant religion in Narrabeen, accounting for 55.6%. Judaism, however, was overrepresented compared to Greater Sydney, comprising 0.4% versus 0.8%.

In terms of ancestry, the top groups were English (31.2%, substantially higher than the regional average of 19.0%), Australian (23.8%, higher than the regional average of 17.8%), and Irish (9.6%). Notable divergences included French (1.0% vs regional 0.5%), Welsh (0.7% vs 0.4%), and Spanish (0.6% vs 0.6%).

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 years and Australia's national average of 38 years. The age profile shows that those aged 85 years and above are particularly prominent at 8.4%, while the 5-14 year-olds make up only 6.7% of the population, compared to Greater Sydney. This concentration of those aged 85 years and above is well above the national average of 2.2%. Between 2021 and present day, the 55-64 age group has increased from 11.5% to 12.7% of the population. Conversely, the 85+ cohort has declined from 9.4% to 8.4%. Population forecasts for the year 2041 indicate substantial demographic changes in Narrabeen. The 85+ age group is projected to grow by 74%, adding 510 residents to reach a total of 1,202. Residents aged 65 years and above will drive 93% of population growth, underscoring the trend towards demographic aging. Conversely, population declines are projected for the 15-24 and 5-14 age cohorts.