Narrabundah

Population growth drivers in Narrabundah are above average based on AreaSearch's ranking of recent, and medium to long-term trends

As of Nov 2025, the estimated population of the Narrabundah statistical area (Lv2) is around 6,908, reflecting an increase of 453 people since the 2021 Census. The previous population was reported as 6,455 in the 2021 Census. This growth was inferred from AreaSearch's resident population estimate of 6,896 based on the latest ERP data release by the ABS (June 2024), along with an additional 122 validated new addresses since the Census date. The population density is approximately 1,689 persons per square kilometer, exceeding the average seen across national locations assessed by AreaSearch. The Narrabundah statistical area (Lv2) experienced a growth rate of 7.0% since the 2021 census, surpassing both the state's growth rate of 6.4% and the SA4 region's growth. This growth was primarily driven by overseas migration contributing approximately 67.0% of overall population gains during recent periods.

AreaSearch projections for the Narrabundah statistical area (Lv2) are based on ABS/Geoscience Australia data released in 2024, with a base year of 2022. For areas not covered by this data and years post-2032, age group growth rates from the ACT Government's SA2 area projections, also with a base year of 2022, are adopted. Looking ahead, aggregated SA2-level projections indicate an above median population growth for the Narrabundah statistical area (Lv2), with an expected expansion of 1,211 persons to 2041, reflecting a total increase of 17.4% over the 17-year period.

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

Narrabundah has seen approximately 34 dwelling approvals annually based on AreaSearch analysis. From FY-21 to FY-25, around 170 homes were approved, with a further 6 approved in FY-26. Each year, about 3.5 people moved to the area for each dwelling built during these years.

This high demand exceeds new supply, leading to price growth and increased buyer competition. The average construction cost value of new homes is $463,000, indicating a focus on premium properties. In FY-26, commercial development approvals totalled $19.8 million, suggesting balanced commercial activity. Compared to the Australian Capital Territory, Narrabundah has around 59% of the construction activity per person and ranks in the 48th percentile nationally for buyer options. This limited supply is driving demand for established dwellings.

New development consists of 48.0% standalone homes and 52.0% medium to high-density housing, marking a shift from the current 68.0% houses. This trend indicates diminishing developable land availability and responds to evolving lifestyle preferences and affordability needs. With around 341 people per dwelling approval, Narrabundah is showing signs of a developing market. According to AreaSearch's latest quarterly estimate, the area is expected to grow by 1,199 residents by 2041. Construction pace is maintaining with projected growth, but increasing population may intensify buyer competition.

Narrabundah has moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified four projects likely to affect the area: 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 3.3% as of September 2025, with an estimated employment growth of 1.9% in the past year.

This is based on AreaSearch aggregation of statistical area data. As of September 2025, 3740 residents were employed, with an unemployment rate of 0.3% below the Australian Capital Territory's (ACT) rate of 3.6%. Workforce participation was at 62.7%, compared to ACT's 69.6%.

Leading employment industries among residents included public administration & safety, professional & technical services, and health care & social assistance. Education & training had limited presence with 8.5% employment compared to the regional average of 9.6%. Employment opportunities locally appeared limited as indicated by the census working population vs resident population count. Between September 2024 and September 2025, employment levels increased by 1.9%, labour force by 1.4%, reducing the unemployment rate by 0.5 percentage points. In comparison, ACT recorded employment growth of 1.4%, labour force growth of 1.2%, with unemployment falling by 0.2 percentage points. State-level data to 25-Nov-25 showed ACT employment grew by 1.19% year-on-year, adding 710 jobs, with the state unemployment rate at 4.5%. National employment forecasts from Jobs and Skills Australia for May-25 projected national employment growth of 6.6% over five years and 13.7% over ten years. 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.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

The suburb of Narrabundah had a median taxpayer income of $69,459 and an average income of $85,655 in the financial year 2023, according to postcode level ATO data aggregated by AreaSearch. This places it among the highest in Australia, compared with the Australian Capital Territory's median income of $72,206 and average income of $85,981. By September 2025, estimated incomes would be approximately $75,891 (median) and $93,587 (average), based on a 9.26% growth in the Wage Price Index since financial year 2023. Census 2021 income data shows that household, family, and personal incomes in Narrabundah rank highly nationally, between the 85th and 93rd percentiles. The largest segment of residents earns $4,000 or more weekly, comprising 28.0% (1,934 residents), unlike the surrounding region where the $1,500 - $2,999 category predominates at 34.3%. A substantial proportion of high earners (40.6% above $3,000/week) indicates strong economic capacity throughout the area. Housing accounts for 15.1% of income, while strong earnings rank residents 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 figures of 40.7% houses and 59.3% other dwellings. Home ownership in Narrabundah stood at 27.9%, lower than the ACT average, 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. The median weekly rent in Narrabundah was $440, compared to the ACT's $500. Nationally, Narrabundah's mortgage repayments and rents were significantly higher than the Australian averages of $1,863 and $375 respectively.

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 make up 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

Narrabundah's residents aged 15+ have a notably higher university qualification rate of 54.6%, surpassing Australia's 30.4%. This is led by bachelor degrees at 28.4%, followed by postgraduate qualifications (20.5%) and graduate diplomas (5.7%). Vocational pathways account for 19.9%, with advanced diplomas at 8.8% and certificates at 11.1%. Educational participation is high, with 33.1% currently enrolled in formal education: 10.4% in primary, 8.7% in secondary, and 7.8% in tertiary education.

Educational participation is notably 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.

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

Narrabundah has 49 active public transport stops operating within its boundaries. These stops serve a mix of bus routes, totaling 101 individual routes. Together, they facilitate 6,994 weekly passenger trips.

The accessibility of these services is rated excellent, with residents typically located just 180 meters from the nearest stop. On average, across all routes, there are 999 trips per day, which amounts to approximately 142 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

Health data shows Narrabundah residents have a relatively positive health status, with common conditions seen across both young and older age groups. Private health cover is exceptionally high at approximately 61% of the total population (4,215 people), compared to 78.3% in Australian Capital Territory and the national average of 55.7%. The most prevalent medical conditions are mental health issues (9.2%) and arthritis (7.8%), while 68.3% report no medical ailments, slightly lower than the ACT's 69.8%.

In Narrabundah, 20.0% of residents are aged 65 and over (1,381 people), with health outcomes among seniors being above average and broadly in line with the general population's health profile.

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

Narrabundah, surveyed in June 2016, had a higher cultural diversity than most local areas with 29.9% of its population born overseas and 24.8% speaking languages other than English at home. Christianity was the predominant religion, comprising 40.1%. Judaism, however, was overrepresented at 0.5%, compared to the Australian Capital Territory's average of 0.6%.

The top three ancestry groups were English (23.2%), Australian (22.2%), and Other (11.7%). Some ethnic groups showed notable differences: French (1.0% vs regional 0.9%), Polish (1.1% vs 1.0%), and Russian (0.6% vs 0.4%) were overrepresented in Narrabundah.

Narrabundah's population is slightly older than the national pattern

The median age in Narrabundah is 40 years, which exceeds the Australian Capital Territory's average of 35 years. It also modestly exceeds the Australian median age of 38 years. Compared to the Australian Capital Territory, Narrabundah has a higher proportion of residents aged 75-84, at 7.5%, but fewer residents aged 25-34, at 12.3%. Between the 2016 and 2021 censuses, the percentage of Narrabundah's population aged 75 to 84 increased from 5.5% to 7.5%. Conversely, the proportion of residents aged 5-14 decreased from 12.7% to 11.3%. By 2041, significant changes are projected in Narrabundah's age composition. The number of residents aged 75 to 84 is expected to grow by 59%, from 518 to 826 people. This growth will be led by the aging population dynamic, with those aged 65 and above comprising 57% of projected population growth. However, declines are projected for the 5-14 and 25-34 age cohorts.