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

According to the analysis by AreaSearch, the population of Carramar stands at approximately 22,088 in May 2026. This represents a growth of 3,447 individuals (18.5%) from the 18,641 residents recorded in the 2021 Census. The expansion is calculated using the ABS estimated resident population of 22,088 from June 2025 alongside 284 validated new addresses identified after the Census. This population level translates to a density of 736 persons per square kilometer, which aligns closely with typical averages across locations evaluated by AreaSearch. The 18.5% growth rate since the 2021 census outpaced the national benchmark of 9.3% and the broader SA4 region, positioning the locality as a regional leader in expansion. The primary catalyst for this growth was overseas migration, which accounted for roughly 44.6% of the overall population rise, though other components such as natural increase and interstate migration also made positive contributions.

For each SA2 location, AreaSearch adopts the 2024 projections from the ABS and Geoscience Australia, using 2022 as the base year. In instances where SA2 areas lack this specific data, and to project expansion beyond 2032, growth rates by age cohort from the latest ABS Greater Capital Region projections (issued in 2023, utilizing 2022 data) are applied. Future demographic trends indicate that the area will experience population growth above the median of locations analyzed by AreaSearch, with projections indicating an expansion of 4,431 individuals by 2041 relative to the latest annual ERP figures, representing a 20.1% increase over the 16 years.

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

The locality has averaged approximately 142 residential building approvals annually, which sums to 713 homes over the previous 5 financial years. Thus far in FY-26, 52 approvals have been registered. With an average of 4.4 additional residents per built dwelling arriving yearly over the 5 financial years spanning FY-21 to FY-25, the volume of supply lags demand significantly, which typically intensifies buyer competition and exerts upward pressure on prices, even as new homes are constructed at an average cost of $191,000—a figure below regional averages that points to more budget-friendly housing choices for buyers. Furthermore, commercial approvals worth $18.3 million have been logged this financial year, showing a moderate rate of commercial construction activity.

In comparison to Greater Perth, the rate of new dwelling approvals per capita in Carramar is roughly two-thirds, placing the suburb in the 47th percentile of locations analyzed across the country, which restricts options for buyers and sustains interest in established properties. Residential construction is heavily weighted toward detached houses at 99.0% compared to 1.0% for attached dwellings, maintaining a low density profile that appeals to buyers seeking extra space. The ratio of 357 residents for every single residential approval highlights a quiet development landscape with low overall activity.

Demographic projections indicate that Carramar will add 4,431 inhabitants by 2041 based on the most recent quarterly estimates from AreaSearch. Under current building rates, residential supply appears sufficient to satisfy demand, creating positive conditions for buyers and potentially supporting expansion that outpaces these projections.

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

Local infrastructure projects, major planning initiatives, and construction works represent key drivers of regional performance. AreaSearch has tracked 25 projects expected to influence the area. Principal developments include the Banksia Grove Village Redevelopment, Banksia Grove West Primary School, Banksia Grove District Centre, and the Neerabup Industrial Area Development Project, with the most significant works outlined in the following list.

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Employment performance in Carramar has been broadly consistent with national averages

The local workforce is characterized by high skill levels, with notable representation in industrial and manufacturing sectors, an unemployment rate of 4.8%, and a 2.9% rise in estimated employment over the previous year. Working residents numbered 13,047 in March 2026, while the unemployment rate sat 0.6% higher than the Greater Perth level of 4.2%, and labor force participation was exceptionally high at 79.8% compared to the metropolitan average of 70.2%. Census records show that a minor portion of the workforce, 7.2%, operated from home, although this figure may reflect the influence of pandemic lockdowns.

Resident employment is chiefly distributed across health care & social assistance, construction, and retail trade. The construction sector stands out with employment levels 1.2 times higher than the regional benchmark. Conversely, the professional & technical sector has a smaller footprint, employing 5.5% of workers compared to 8.2% across the wider region. The comparison between the local working population and resident population suggests that local job opportunities within the area itself are limited.

Based on analysis of SALM and ABS data by AreaSearch, employment grew by 2.9% while the labor force expanded by 3.8% during the 12 months ending March 2026, resulting in a 0.8 percentage point increase in the unemployment rate. Over the same period, Greater Perth saw employment rise by 2.0% and the labor force grow by 2.5%, with unemployment increasing by 0.4 percentage points. National employment projections from May-25 by Jobs and Skills Australia provide additional context regarding future demand in Carramar. These five- and ten-year forecasts have been applied to the local workforce profile to estimate future growth. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, with performance varying widely by industry. Weighting these national sector projections against the specific employment profile of Carramar suggests local employment could rise by 6.3% over five years and 13.2% over ten years, representing a basic weighted extrapolation for illustrative purposes that does not incorporate local population forecasts.

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

Postcode data from the ATO aggregated by AreaSearch for the 2023 financial year indicates that the median taxpayer income in the Carramar SA2 is $60,968, with an average income of $72,370. This exceeds the national average, though it compares to a median of $60,748 and an average of $80,248 across Greater Perth. Factoring in Wage Price Index growth of 10.93% since the 2023 financial year, current estimates would stand at roughly $67,632 for the median and $80,280 for the average in March 2026. According to the Census, household, family, and personal incomes in Carramar are situated near the 71st percentile nationally. The largest income bracket contains 40.7% of the population, representing 8,989 residents earning $1,500 - 2,999 per week, which is similar to the broader region where 32.0% fall into this range. High housing costs account for 17.5% of income, yet strong earnings keep disposable income at the 71st percentile, and the area ranks in the 5th decile of the SEIFA income index.

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

According to the latest Census, the housing mix in Carramar consisted of 96.6% detached houses and 3.3% other dwellings like semi-detached properties and apartments, compared to 77.8% houses and 22.1% other dwellings across metropolitan Perth. Home ownership rates in the suburb lagged the metropolitan average, standing at 13.0%, with the remaining properties occupied by residents with a mortgage (67.1%) or renters (19.9%). The median monthly mortgage payment in the locality was identical to the metropolitan Perth average at $1,907, while the median weekly rent was recorded at $380, compared to metropolitan averages of $1,907 and $350. Nationally, mortgage payments in Carramar exceed the Australian average of $1,863, and weekly rents are higher than the national figure of $375.

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

Family households represent the vast majority of homes at 83.2%, consisting of couples with children at 46.7%, couples without children at 21.1%, and single parent households at 14.4%. The remaining 16.8% are non-family households, which consist of lone person households at 14.7% and group households at 2.1%. The median household size of 3.0 individuals exceeds the Greater Perth average of 2.6.

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

The locality presents educational disparities, with university graduation rates at 20.1%, which is lower than the national benchmark of 30.4%. This highlights both a deficit and an opening for focused educational strategies. Bachelor degrees are the most common higher qualification at 15.0%, followed by postgraduate degrees at 3.1% and graduate diplomas at 2.0%. Vocational skills are highly prevalent, with 42.2% of residents aged 15+ holding technical qualifications, split between advanced diplomas at 12.0% and certificates at 30.2%.

Enrolment in formal education is high, with 33.7% of the population actively participating in studies. This group includes 13.0% enrolled in primary schools, 9.4% in secondary schools, and 4.8% undertaking tertiary education.

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

Public transport infrastructure in Carramar includes 64 active bus stops serviced by 3 distinct routes, which combine to support 1,141 passenger trips per week. Transport access is rated as good, with dwellings located an average of 237 meters from the nearest stop. Due to the residential nature of the suburb, most workers commute out of the area, with private cars remaining the primary transport mode at 82%, followed by trains at 10%. Average vehicle ownership stands at 1.7 cars per household, which is above the metropolitan average. A lower proportion of residents, 7.2%, worked from home according to the 2021 Census, which may have been influenced by pandemic conditions.

Service frequency across all local transport routes averages 163 journeys per day, translating to roughly 17 weekly trips per bus stop.

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

Analysis of mortality rates and chronic health conditions by AreaSearch indicates strong health profiles across Carramar, with younger age groups showing a very low rate of common medical conditions, and approximately 55% of the population (~12,126 people) holding private health insurance. This compares to a private cover rate of 59.0% across Greater Perth.

Mental health concerns and asthma represent the most frequent medical conditions, affecting 8.1% and 7.6% of the population, respectively, while 75.7% of residents reported having no chronic medical conditions, compared to 71.9% across Greater Perth. Inhabitants under the age of 65 experience health outcomes that exceed averages. Residents aged 65 and older account for 8.4% of the population (1,866 people), which is lower than the 16.1% representation in Greater Perth. Seniors in the area exhibit above-average health outcomes, though their national ranking is lower than that of the younger local 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 exhibits a higher degree of cultural diversity than most local markets, with 17.9% of residents using a language other than English at home and 43.3% born outside of Australia. Christianity is the predominant religion, followed by 43.4% of the population. The most prominent demographic divergence is in the Other category, which accounts for 1.4% of residents, matching the 1.4% average across Greater Perth.

Based on parental country of birth, the three largest ancestry groups in Carramar are English at 32.2%, Australian at 20.9%, and Other at 10.4%. Significant differences are present in other ethnic backgrounds, with South Australian ancestry overrepresented at 2.1% compared to 1.0% regionally, Welsh at 0.9% compared to 0.7% regionally, and Maori at 1.5% compared to 0.9% regionally.

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

The median age of 32 years in Carramar is lower than the Greater Perth average of 37 years and the national benchmark of 38 years. Compared to Greater Perth, the suburb has a higher proportion of residents aged 5 - 14 (15.5%) and fewer individuals aged 75 - 84 (2.4%). Post-2021 Census data shows the 55 to 64 age bracket increased from 8.8% to 10.1% of the population, while the 0 to 4 group shrank from 8.2% to 6.7% and the 5 to 14 cohort declined from 17.0% to 15.5%. Projections indicate the local age profile will shift by 2041, with the 45 to 54 cohort expected to grow by 33%, adding 940 residents to reach a total of 3,805, while the 5 to 14 and 35 to 44 cohorts are projected to contract.