Narrabundah

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

As of Feb 2026, the estimated population of Narrabundah is around 6,910, reflecting an increase of 455 people since the 2021 Census. The population in 2021 was recorded as 6,455. This growth is inferred from AreaSearch's estimation of the resident population at 6,896 following examination of the latest ERP data release by the ABS (June 2024), along with an additional 123 validated new addresses since the Census date. The population density ratio is 1,689 persons per square kilometer, above the average seen across national locations assessed by AreaSearch. Narrabundah's growth of 7.0% since the 2021 census exceeded both the state (6.7%) and SA4 region averages, marking it as a growth leader in the region. Overseas migration contributed approximately 67.0% of overall population gains during recent periods.

AreaSearch adopts 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. Future population trends project an above median growth for Australian statistical areas, with Narrabundah expected to grow by 1,211 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 17.3% in total over the 17 years.

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

Based on AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, Narrabundah has recorded around 34 residential properties granted approval each year. Over the past five financial years, between FY21 and FY25, approximately 170 homes were approved, with a further six approved in FY26 so far. On average, for every home built over these five years, there have been around 3.5 new residents.

This demand outpaces supply, putting upward pressure on prices and increasing competition among buyers. The average construction value of new dwellings is $463,000, indicating a focus on the premium market with high-end developments. In FY26, commercial approvals have totalled $19.8 million, demonstrating moderate levels of commercial development. Compared to the Australian Capital Territory, Narrabundah shows approximately 59% of the construction activity per person and ranks among the 48th percentile of areas assessed nationally. This suggests 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, marking a significant departure from existing housing patterns (currently 68.0% houses). This trend towards denser development provides accessible entry options and appeals to downsizers, investors, and entry-level buyers. With around 341 people per dwelling approval, Narrabundah shows a developing market. According to the latest AreaSearch quarterly estimate, Narrabundah is expected to grow by 1,197 residents through to 2041. Construction is maintaining a reasonable pace with projected growth, although buyers could encounter growing competition as population increases.

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 identified four projects likely affecting the 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 strong representation in professional services. Its unemployment rate was 3.3% as of September 2025. This is lower than the Australian Capital Territory's rate of 3.6%.

Employment growth over the past year was estimated at 1.9%. As of September 2025, 3,740 residents were employed with a participation rate of 66.5%, compared to the ACT's 72.5%. Only 13.2% of residents worked from home, despite Covid-19 lockdown impacts.

Major employment industries include public administration & safety, professional & technical services, and health care & social assistance. However, education & training has limited presence with 8.5% employment compared to the regional average of 9.6%. The area offers limited local employment opportunities, indicated by the working population versus resident population count. Between September 2024 and September 2025, employment levels increased by 1.9%, labour force grew by 1.4%, reducing unemployment by 0.5 percentage points. In comparison, the ACT recorded employment growth of 1.4% with unemployment falling by 0.2 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Narrabundah's industry mix suggests local employment growth of 6.5% over five years and 13.2% over ten years, though these are simple extrapolations for illustrative purposes only and do not account for localized population projections.

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

The median taxpayer income in Narrabundah is $69,459, with an average of $85,655, based on postcode level ATO data aggregated by AreaSearch for the financial year 2023. This places Narrabundah among the highest income suburbs in Australia, compared to the Australian Capital Territory's median income of $72,206 and average income of $85,981. By September 2025, estimates suggest the median income will be approximately $75,891 and the average will be around $93,587, accounting for a 9.26% growth in wages since financial year 2023. Census 2021 data shows that Narrabundah's household, family, and personal incomes rank between the 85th and 93rd percentiles nationally. The income distribution reveals that the largest segment comprises 28.0% of residents earning $4,000 or more weekly, differing from the surrounding region where the $1,500 - $2,999 category is predominant at 34.3%. Notably, 40.6% of Narrabundah's residents earn above $3,000 per week, indicating 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 suburb's SEIFA income ranking places it in the 8th decile.

Narrabundah displays a diverse mix of dwelling types, with above-average rates of outright home ownership

In Narrabundah, as per the latest Census, 68.2% of dwellings were houses, with the remaining 31.8% comprising semi-detached homes, apartments, and other types. This differs slightly from the Australian Capital Territory's (ACT) composition of 63.3% houses and 36.7% other dwellings. Home ownership in Narrabundah stood at 27.9%, similar to the ACT average. Mortgaged dwellings accounted for 34.2%, and rented ones made up 37.9%. The median monthly mortgage repayment in Narrabundah was $2,392, higher than the ACT average of $2,080. Weekly rent in the area was $440, compared to the ACT's $450. Nationally, Narrabundah's mortgage repayments were significantly higher than the Australian average of $1,863, and rents were substantially above the national figure of $375.

Narrabundah features high concentrations of group households and lone person households, with a lower-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 smaller than the Australian Capital Territory average of 2.5.

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 higher educational attainment than national averages. 54.6% hold university qualifications compared to Australia's 30.4%. Bachelor degrees are most common 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. This includes 10.4% in primary, 8.7% in secondary, and 7.8% in 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, all of which are bus stops. These stops are served by a total of 101 different routes, offering 6,994 weekly passenger trips combined. The area's transport accessibility is rated as excellent, with residents typically living just 180 meters away from the nearest stop. As it is primarily residential, most people commute outward. Cars remain the dominant mode of transportation at 82%, while buses account for 7% and cycling makes up 5%. On average, there are 1.1 vehicles per dwelling in Narrabundah, which is below the regional average.

According to the 2021 Census, only 13.2% of residents work from home, a figure that may be influenced by COVID-19 conditions. Across all routes, service frequency averages 999 trips per day, equating 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

Narrabundah residents' health data shows positive outcomes. Mortality rates and health conditions align with national benchmarks.

Common health issues affect both young and old equally. Private health cover is high at 61%, compared to the national average of 55.7%. Mental health issues impact 9.2% of residents, while arthritis affects 7.8%. 68.3% report no medical ailments, close to ACT's 70.2%. Working-age population health outcomes are typical. Seniors comprise 21.0%, higher than ACT's 14.3%. Senior health outcomes rank above average, similar to general population rankings.

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 was found to be more culturally diverse than most local markets, with 29.9% of its population born overseas and 24.8% speaking a language other than English at home. Christianity is the main religion in Narrabundah, comprising 40.1% of people. However, Judaism is overrepresented, making up 0.5% compared to the Australian Capital Territory's 0.2%.

The top three ancestry groups are English (23.2%), Australian (22.2%), and Other (11.7%). Notably, French (1.0%) Polish (1.1%) and Russian (0.6%) ethnicities are overrepresented compared to regional averages of 0.5%, 0.8% and 0.3% respectively.

Narrabundah's population is slightly older than the national pattern

The median age in Narrabundah is 40 years, which exceeds both the Australian Capital Territory's average of 35 years and the national median of 38 years. Compared to the ACT, Narrabundah has a higher proportion of residents aged 75-84 (8.2%) but fewer residents aged 25-34 (11.6%). Between the 2016 Census and the 2021 Census, the percentage of Narrabundah's population aged 75-84 increased from 5.5% to 8.2%, while the proportion of those aged 5-14 decreased from 12.7% to 10.8%. By 2041, Narrabundah is projected to experience significant shifts in its age composition. The number of residents aged 75-84 is expected to grow by 46%, reaching 826 people from the current figure of 566. This growth will contribute significantly to the overall demographic shift, with those aged 65 and above comprising 56% of projected population growth. Conversely, declines are projected for the populations aged 25-34 and 5-14 years.