Narrabundah

Population growth drivers in Narrabundah are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

Based on analysis of ABS population updates for the broader area, as of November 2025, the estimated population of Narrabundah is around 6,910. This reflects an increase of 455 people since the 2021 Census, which reported a population of 6,455. The change is inferred from AreaSearch's estimation of the resident population at 6,896 following examination of the latest ERP data release by the ABS in June 2024, along with an additional 122 validated new addresses since the Census date. This level of population equates to a density ratio of 1,689 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. Narrabundah's growth of 7.0% since the 2021 census exceeded the state's growth rate of 5.9%, marking it as a growth leader in the region. Population growth for the suburb was primarily driven by overseas migration, contributing approximately 67.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data and years post-2032, age group growth rates from the ACT Government's SA2 area projections are adopted, using 2022 as a base. Looking ahead, an above median population growth is projected for statistical areas across the nation, with Narrabundah expected to expand by 1,211 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 17.3% in total over the 17 years.

Recent residential development output has been above average within Narrabundah when compared nationally

AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, indicates Narrabundah has experienced approximately 34 dwellings receiving development approval annually. Over the past five financial years, between FY-21 and FY-25, around 170 homes were approved, with an additional 5 so far in FY-26. This results in a significant demand exceeding new supply, typically leading to price growth and increased buyer competition.

The average value of new homes being built is $463,000, reflecting a developer focus on the premium segment with upmarket properties. In this financial year, $19.8 million in commercial development approvals have been recorded, suggesting balanced commercial development activity in Narrabundah compared to the Australian Capital Territory. However, Narrabundah shows approximately 59% of the construction activity per person and places among the 48th percentile of areas assessed nationally, indicating somewhat limited buyer options while strengthening demand for established dwellings. New development in Narrabundah consists of 48.0% standalone homes and 52.0% medium and high-density housing. This trend toward denser development provides accessible entry options, appealing to downsizers, investors, and entry-level buyers.

This marks a significant departure from existing housing patterns, which are currently 68.0% houses, suggesting diminishing developable land availability and responding to evolving lifestyle preferences and housing affordability needs. With around 341 people per dwelling approval, Narrabundah shows a developing market with an expected population growth of 1,197 residents through to 2041, according to the latest AreaSearch quarterly estimate. Construction is maintaining a reasonable pace with projected growth, although buyers could encounter growing competition as population increases.

Narrabundah has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Changes in local infrastructure significantly impact an area's performance. AreaSearch has identified four projects potentially affecting this region: Narrabundah Village Precinct Renewal (Iluka & Boolimba), Griffith-Narrabundah Community Centre & Oval Upgrade, Narrabundah Long Stay Caravan Park Redevelopment, and The Establishment Narrabundah.

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

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Employment performance in Narrabundah exceeds national averages across key labour market indicators

Narrabundah has a highly educated workforce with professional services well represented. The unemployment rate was 3.1% in the past year (AreaSearch data).

Employment growth was estimated at 2.8%. As of June 2025, 3723 residents were employed, with an unemployment rate of 0.3% below the Australian Capital Territory's rate of 3.4%. Workforce participation was 62.7%, compared to the ACT's 69.6%.

Leading industries for Narrabundah residents include public administration & safety, professional & technical services, and health care & social assistance. Education & training had a limited presence at 8.5% employment compared to the regional average of 9.6%. The area offers limited local employment opportunities, as indicated by the Census working population vs resident population count. Between June 2024 and June 2025, employment levels increased by 2.8%, labour force by 1.6%, reducing the unemployment rate by 1.1 percentage points (AreaSearch analysis of SALM and ABS data). In comparison, the ACT recorded employment growth of 1.9% with a 0.3% reduction in unemployment. Jobs and Skills Australia's national employment forecasts from Sep-22 suggest potential future demand within Narrabundah. National employment is forecast to expand by 6.6% over five years and 13.7% over ten years, but growth rates vary significantly between industry sectors. Applying these projections to Narrabundah's employment mix suggests local employment should increase by 6.5% over five years and 13.2% over ten years (simple weighting extrapolation for illustrative purposes).

The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis

Narrabundah had a median taxpayer income of $69,459 and an average income of $85,655 in the financial year 2022, according to postcode level ATO data aggregated by AreaSearch. This is among the highest in Australia, compared to the Australian Capital Territory's median income of $68,678 and average income of $83,634. Based on a Wage Price Index growth rate of 13.6% since financial year 2022, estimated incomes for Narrabundah as of September 2025 would be approximately $78,905 (median) and $97,304 (average). Census 2021 income data ranks household, family, and personal incomes in Narrabundah between the 85th and 93rd percentiles nationally. Income distribution shows that the largest segment is 28.0% of residents earning over $4,000 weekly, differing from the surrounding region where the $1,500 - $2,999 category predominates at 34.3%. The substantial proportion of high earners, with 40.6% earning above $3,000 weekly, indicates strong economic capacity in the area. Housing expenses account for 15.1% of income, and residents rank within the 85th percentile for disposable income. The area's SEIFA income ranking places it in the 8th decile.

Narrabundah displays a diverse mix of dwelling types, with ownership patterns similar to the broader region

In Narrabundah, as per the latest Census, 68.2% of dwellings were houses, with the remaining 31.8% being semi-detached, apartments, or other types. This contrasts with the Australian Capital Territory's (ACT) figures of 40.7% houses and 59.3% other dwellings. Home ownership in Narrabundah stood at 27.9%, with mortgaged dwellings at 34.2% and rented ones at 37.9%. The median monthly mortgage repayment was $2,392, higher than the ACT average of $2,275. Weekly rent in Narrabundah was $440, compared to the ACT's $500. Nationally, Narrabundah's mortgage repayments were significantly higher at $1,863 and rents substantially above the national figure of $375.

Narrabundah features high concentrations of group households and lone person households, with a higher-than-average median household size

Family households account for 64.8% of all households, including 29.9% couples with children, 23.2% couples without children, and 10.8% single parent families. Non-family households constitute the remaining 35.2%, with lone person households at 30.3% and group households comprising 4.8%. The median household size is 2.4 people, which is larger than the Australian Capital Territory average of 2.2.

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

Educational attainment in Narrabundah is significantly higher than national averages. 54.6% of residents aged 15 and above hold university qualifications, compared to the Australian average of 30.4%. Bachelor degrees are the most common at 28.4%, followed by postgraduate qualifications (20.5%) and graduate diplomas (5.7%). Vocational pathways account for 19.9% of qualifications among those aged 15 and above, with advanced diplomas at 8.8% and certificates at 11.1%.

Educational participation is high, with 33.1% of residents currently enrolled in formal education. This includes 10.4% in primary education, 8.7% in secondary education, and 7.8% pursuing tertiary education. Narrabundah's three schools have a combined enrollment of 1,173 students as of the latest data. The area has above-average socio-educational conditions, with an ICSEA score of 1064. Education provision is balanced, with two primary and one secondary school serving distinct age groups. School places per 100 residents (17.0) are below the regional average (31.1), indicating some students may attend schools in adjacent areas.

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

Narrabundah has 51 active public transport stops, all of which are bus stops. These stops are served by 22 different routes that combined offer 1,275 weekly passenger trips. The accessibility of transport in Narrabundah is rated as excellent, with residents typically living just 178 metres from the nearest stop.

On average, there are 182 trips per day across all routes, which equates to approximately 25 weekly trips per individual stop.

Narrabundah's residents are healthier than average in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts

Narrabundah residents show relatively positive health outcomes, with common conditions seen across both young and old age groups. Private health cover is exceptionally high at approximately 61% of the total population (4,217 people), compared to 78.0% in Australian Capital Territory and a national average of 55.3%. The most prevalent medical conditions are mental health issues (9.2%) and arthritis (7.8%), while 68.3% report no medical ailments, close to the ACT's 69.8%.

There are 1,382 residents aged 65 and over, comprising 20.0% of the population. Health outcomes among seniors align with the general population's health profile, showing above-average results.

Narrabundah was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics

Narrabundah's cultural diversity was notable, with 29.9% of its population born overseas and 24.8% speaking a language other than English at home. Christianity was the dominant religion in Narrabundah, comprising 40.1% of people. However, Judaism showed an overrepresentation, making up 0.5% of Narrabundah's population compared to 0.6% across Australian Capital Territory.

In terms of ancestry, English (23.2%), Australian (22.2%), and Other (11.7%) were the top three represented groups in Narrabundah. Notably, French (1.0%), Polish (1.1%), and Russian (0.6%) ethnic groups were overrepresented compared to regional averages of 0.9%, 1.0%, and 0.4% respectively.

Narrabundah's median age exceeds the national pattern

The median age in Narrabundah is 40 years, which is higher than the Australian Capital Territory's average of 35 years and slightly exceeds the Australian median of 38 years. Compared to the Australian Capital Territory, Narrabundah has a larger proportion of residents aged 75-84 (7.5%) but fewer residents aged 25-34 (12.3%). Between the 2021 Census and the present, the percentage of Narrabundah's population aged 75 to 84 has increased from 5.5% to 7.5%, while the percentage of those aged 5 to 14 has decreased from 12.7% to 11.3%. By 2041, Narrabundah's age composition is projected to change significantly. The number of residents aged 75 to 84 is expected to grow by 59%, reaching 826 from 518. This growth will be led by the demographic shift in the 75 to 84 age group, with those aged 65 and above comprising 57% of projected population growth. Conversely, population declines are projected for the 5 to 14 and 25 to 34 age cohorts.