Carramar

Carramar lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

Based on AreaSearch's analysis, Carramar's population is around 21,455 as of Feb 2026. This reflects an increase of 2,814 people (15.1%) since the 2021 Census, which reported a population of 18,641 people. The change is inferred from the estimated resident population of 21,455 from the ABS as of June 2024 and an additional 284 validated new addresses since the Census date. This population level equates to a density ratio of 714 persons per square kilometer, which is relatively in line with averages seen across locations assessed by AreaSearch. Carramar's 15.1% growth since the 2021 census exceeded the national average (9.9%) and the SA4 region, marking it as a growth leader in the region. Population growth for the area was primarily driven by natural growth, which contributed approximately 39.2% of overall population gains during recent periods, although all drivers, including overseas migration and interstate migration, were positive factors.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, and to estimate growth across all areas in the years post-2032, AreaSearch is utilising the growth rates by age cohort provided by the ABS in its latest Greater Capital Region projections (released in 2023, based on 2022 data). As we examine future population trends, an above-median population growth of statistical areas analysed by AreaSearch is projected, with the area expected to expand by 4,881 persons to 2041 based on the latest annual ERP population numbers, reflecting an increase of 22.8% in total over the 17 years.

AreaSearch assessment of residential development activity positions Carramar among the top 25% of areas assessed nationwide

Carramar has experienced around 142 dwellings receiving development approval each year, totalling 713 homes over the past 5 financial years. So far in FY-26, 49 approvals have been recorded. Given an average of 4.1 new residents per year arriving per dwelling constructed over the past 5 financial years (between FY-21 and FY-25), supply is substantially lagging demand, which generally means heightened buyer competition and pricing pressures, while new homes are being built at an average value of $191,000—below regional norms—reflecting more affordable housing options for purchasers. Additionally, $18.3 million in commercial approvals have been registered this financial year, demonstrating moderate levels of commercial development.

When measured against Greater Perth, Carramar has around two-thirds the rate of new dwelling approvals per person while it places among the 49th percentile of areas assessed nationally, resulting in relatively constrained buyer choice and supporting interest in existing homes. New building activity shows 99.0% detached houses and 1.0% attached dwellings, preserving the area's low density nature with an emphasis on detached housing attracting space-seeking buyers. The estimated count of 346 people in the area per dwelling approval reflects its quiet, low activity development environment.

Population forecasts indicate Carramar will gain 4,881 residents through to 2041 (from the latest AreaSearch quarterly estimate). With current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.

Carramar has emerging levels of nearby infrastructure activity, ranking in the 26thth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total, 25 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Banksia Grove West Primary School, Banksia Grove Village Redevelopment, Banksia Grove District Centre, and the Neerabup Industrial Area Development Project, with the list below detailing those likely to be of most relevance.

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

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

Carramar features a skilled workforce, with manufacturing and industrial sectors strongly represented, an unemployment rate of 4.5%, and 3.8% in estimated employment growth over the past year. As of December 2025, 12,988 residents are in work while the unemployment rate is 0.4% above Greater Perth's rate of 4.1%, and workforce participation is well beyond standard (81.7% compared to Greater Perth's 71.9%). Based on Census responses, a low 7.2% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

Employment among residents is concentrated in health care and social assistance, construction, and retail trade. The area demonstrates a particularly notable concentration in construction, with employment levels at 1.2 times the regional average. Meanwhile, professional and technical services have a limited presence with 5.5% employment compared to 8.2% regionally. The area appears to offer limited employment opportunities locally, as indicated by the count of the Census working population versus the resident population.

Based on AreaSearch analysis of SALM and ABS data, over the 12 months to December 2025, employment increased by 3.8% while the labour force increased by 4.3%, causing the unemployment rate to rise by 0.4 percentage points. By comparison, Greater Perth recorded employment growth of 2.3%, labour force growth of 2.6%, with unemployment rising 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Carramar. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Carramar's employment mix suggests local employment should increase by 6.3% over five years and 13.2% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

The area exhibits notably strong income performance, ranking higher than 70% of areas assessed nationally through AreaSearch analysis

The Carramar SA2 shows a median taxpayer income of $60,968 and an average of $72,370 according to the latest postcode level ATO data aggregated by AreaSearch for FY-23. This is higher than average nationally, contrasting with Greater Perth's median income of $60,748 and average income of $80,248. Based on Wage Price Index growth of 9.62% since FY-23, current estimates would be approximately $66,833 (median) and $79,332 (average) as of September 2025. Census data reveals household, family and personal incomes in Carramar cluster around the 71st percentile nationally. Income brackets indicate the largest segment comprises 40.7% earning $1,500 - 2,999 weekly (8,732 residents), mirroring the surrounding region where 32.0% occupy this bracket. High housing costs consume 17.5% of income, though strong earnings still place disposable income at the 71st percentile and the area's SEIFA income ranking places it in the 5th decile.

Carramar is characterized by a predominantly suburban housing profile, with ownership patterns similar to the broader region

Dwelling structure within Carramar, as evaluated at the latest Census, comprised 96.6% houses and 3.3% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Perth metro's 77.8% houses and 22.1% other dwellings. Meanwhile, the level of home ownership within Carramar was lagging that of Perth metro, at 13.0%, with the remainder of dwellings either mortgaged (67.1%) or rented (19.9%). The median monthly mortgage repayment in the area was in line with the Perth metro average at $1,907, while the median weekly rent figure was recorded at $380, compared to Perth metro's $1,907 and $350. Nationally, Carramar's mortgage repayments are higher than the Australian average of $1,863, while rents are exceeding the national figure of $375.

Carramar features high concentrations of family households, with a higher-than-average median household size

Family households dominate at 83.2% of all households, comprising 46.7% couples with children, 21.1% couples without children, and 14.4% single parent families. Non-family households make up the remaining 16.8%, with lone person households at 14.7% and group households comprising 2.1% of the total. The median household size of 3.0 people is larger than the Greater Perth average of 2.6.

Educational attainment in Carramar aligns closely with national averages, showing typical qualification patterns and performance metrics

The area faces educational challenges, with university qualification rates (20.1%) substantially below the Australian average of 30.4%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 15.0%, followed by postgraduate qualifications (3.1%) and graduate diplomas (2.0%). Trade and technical skills feature prominently, with 42.2% of residents aged 15+ holding vocational credentials, including advanced diplomas (12.0%) and certificates (30.2%).

Educational participation is notably high, with 33.7% of residents currently enrolled in formal education. This includes 13.0% in primary education, 9.4% in secondary education, and 4.8% pursuing tertiary education.

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

Public transport analysis reveals 64 active transport stops operating within Carramar, comprising a mix of buses. These stops are serviced by 3 individual routes, collectively providing 1,141 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 237 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 82%, with 10% by train. Vehicle ownership averages 1.7 per dwelling, which is above the regional average. A relatively low 7.2% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 163 trips per day across all routes, equating to approximately 17 weekly trips per individual stop.

Carramar's residents boast exceedingly positive health performance metrics with younger cohorts in particular seeing very low prevalence of common health conditions

Health outcomes data demonstrates outstanding results across Carramar, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Younger cohorts in particular see very low prevalence of common health conditions, and the rate of private health cover is fairly high at approximately 55% of the total population (~11,778 people), compared to 59.0% across Greater Perth.

The most common medical conditions in the area are mental health issues and asthma, impacting 8.1% and 7.6% of residents, respectively, while 75.7% declared themselves as completely clear of medical ailments compared to 71.9% across Greater Perth. The under-65 population demonstrates better than average health outcomes. The area has 8.8% of residents aged 65 and over (1,877 people), which is lower than the 16.3% in Greater Perth. Health outcomes among seniors are above average, though ranking lower nationally than the broader population.

Carramar 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

Carramar is more culturally diverse than the vast majority of local markets, with 17.9% of its population speaking a language other than English at home and 43.3% born overseas. The main religion in Carramar is Christianity, which makes up 43.4% of people. However, the most apparent overrepresentation is in Other, which comprises 1.4% of the population, compared to 1.4% across Greater Perth.

In terms of ancestry (country of birth of parents), the top three represented groups in Carramar are English, comprising 32.2% of the population, Australian, comprising 20.9% of the population, and Other, comprising 10.4% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: South Australian is notably overrepresented at 2.1% of Carramar (vs 1.0% regionally), Welsh at 0.9% (vs 0.7%) and Maori at 1.5% (vs 0.9%).

Carramar hosts a very young demographic, ranking in the bottom 10% of areas nationwide

With a median age of 33, Carramar is materially younger than the Greater Perth figure of 37 and is substantially under Australia's 38 years. Relative to Greater Perth, Carramar has a higher concentration of 5 - 14 residents (15.6%) but fewer 75 - 84 year-olds (2.5%). Since the 2021 Census, the 55 to 64 age group has grown from 8.8% to 10.4% of the population, while the 65 to 74 cohort increased from 4.7% to 5.8%. Conversely, the 25 to 34 cohort has declined from 16.0% to 14.5% and the 0 to 4 group dropped from 8.2% to 6.8%. Population forecasts for 2041 indicate substantial demographic changes for Carramar. The 45 to 54 cohort shows the strongest projected growth at 36%, adding 1,012 residents to reach 3,849. On the other hand, both the 5 to 14 and 35 to 44 age groups will see reduced numbers.