Carindale
Large family housing defines Carindale: 88.8% of dwellings are separate houses and 68.9% have 4 or more bedrooms. That is paired with high household income, with weekly household income of $2,375 sitting at the 90.2 percentile nationally. Compared with nearby Carina and Belmont, Carindale reads as more owner-occupier and family-scale because 47.2% of homes are owned outright and renting is only 15.3%. The population of 16,535 is older than the national profile, with a median age of 43 and a clear aging trajectory.
Population
16,535
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$2,375/wk
DAs (12 months)iDevelopment Applications lodged in the past year
31
Median House
$668K
Estimated from rent (2025)
Homebuyers are mainly buying space and stability rather than a high-turnover rental market. A current median house price is not available, so recent comparable sales matter, but the housing mix is clear: 88.8% separate houses, only 3.7% apartments, and 68.9% of homes with 4 or more bedrooms. Monthly mortgage payments are $2,400 and mortgage to income is 23.3%, below stress settings in the local profile. With household income at the 90.2 percentile nationally, borrowing capacity is likely higher than average, supporting larger family homes.
For Buyers
Homebuyers are mainly buying space and stability rather than a high-turnover rental market. A current median house price is not available, so recent comparable sales matter, but the housing mix is clear: 88.8% separate houses, only 3.7% apartments, and 68.9% of homes with 4 or more bedrooms. Monthly mortgage payments are $2,400 and mortgage to income is 23.3%, below stress settings in the local profile. With household income at the 90.2 percentile nationally, borrowing capacity is likely higher than average, supporting larger family homes.
For Investors
Carindale is a selective rental market rather than a volume renter suburb. Renting is 15.3%, compared with 47.2% owned outright and 37.5% mortgaged, so tenant supply is smaller but often tied to family homes. Weekly rent is $530 and vacancy is 3.4%, while rents have grown 19.8% across the forecast shift period. Development activity is moderate at 20 applications in 12 months, so new supply pressure is not extreme. Overseas migration adds 233 people a year, partly offset by -105 internal migration, which supports demand but at a measured pace.
Development Activity
Total DAs
73
Last 12 Months
31
YoY ChangeiYear-over-year change in DA lodgements
+63.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Carindale iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Citipointe Christian College
Prep-12 · 1805 students
Belmont State School
Prep-6 · 873 students
Carina State School
Prep-6 · 267 students
Demographics
Carindale skews older, educated and internationally connected. The median age is 43, which is 3.0 years above the national comparison, and 53.4% of residents have university qualifications, 23.3 percentage points above national. Overseas-born residents make up 34.7%, also 13.1 points above national, so migration is a meaningful part of demand. English ancestry is the largest listed group at 5,004 people, with Chinese at 1,960, Irish at 1,781 and Scottish at 1,520. Household size is 2.8, 0.3 above national, matching the large-home pattern.
Age Distribution
Bedrooms
Dwelling Structure
88.8%
Houses
7.4%
Townhouse
3.7%
Apartment
Tenure
The housing base is detached and owner-heavy, with limited apartment stock. Separate houses account for 88.8% of dwellings, apartments just 3.7%, and semi-detached homes 7.4%, a mix that sits above the typical inner-suburban density profile. Tenure is also stable: 47.2% owned outright, 37.5% mortgaged and 15.3% renting. A current median house price and price summary are not available, so price-to-income analysis is limited, but mortgage to income at 23.3% and rent to income at 22.3% both indicate contained stress. The 4 or more bedroom share of 68.9% explains the family focus.
Mortgage / mo
$2,400
Rent / wk
$530
HH Size
2.8
Personal Income / wk
$908
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.4%
Unoccupied
200
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
24.1%
Couples, no children
14,446
Total families
Economy & Employment
Carindale has an income-rich workforce profile. Healthcare is the largest industry at 18.4% and 1,118 workers, followed by Education at 13.3% and 812, Professional/Tech at 13.3% and 811, Public Admin at 7.2% and Construction at 7.1%. Professionals lead occupations with 2,803 people, ahead of Managers at 1,396 and Clerical/Admin at 1,178. Unemployment is 4.7%, with 64.4% of employed residents full time. SEIFA readings are consistently high: IEO decile 9, IER decile 10, IRSD decile 9 and IRSAD decile 9. IER ranks higher because economic resources are especially strong compared with broader advantage.
Unemployment
1.7%
Labour Force
9,796
Unemployed
162
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.4%
Part-time
30.9%
Participation
59.5%
Employed
7,708
Occupations
Top Industries
University
53.4%
Postgraduate
15.4%
Born Overseas
34.7%
Dwellings
5,733
Transport to Work
Livability is shaped by schools, large homes and car access. There are 3 local schools with ICSEA scores from 1036 to 1166; Citipointe Christian College is the highest at 1166 with 1,805 enrolments, while Belmont State School adds a strong Government primary option at 1129 and 873 enrolments. The sector mix covers Independent and Government choices, supporting family demand. Transport is car-led, with 83.4% driving compared with 7.7% using public transport and 2.4% walking or cycling. IRSAD decile 9 is above average, reinforcing the suburb's high-advantage profile.
Drive
83.4%
Public Transport
7.7%
Walk / Cycle
2.4%
Work from Home
N/A
Population Forecast
+0.53%/yr
(+92 people/yr)
EstablishedCarindale is forecast to grow slowly rather than reset through major redevelopment. The medium path rises from 17,418 in 2026 to 17,878 in 2031, adding about 92 people a year at 0.53% annually. Migration is the key driver, with overseas migration adding 233 people a year compared with internal migration at -105, so population growth depends more on international inflow than local moves. The shift profile is aging, with senior share up 6.2 and working share down 2.0. The gentrification score is 10 and the stage is Not gentrifying, lower than a rapid-change market.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+233
Net Internal / yr
-105
Gentrification Signal
Not gentrifying
Net internal outflow -105/yr, Strong overseas inflow +233/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Carindale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Carindale a good suburb to live in?
Carindale suits households wanting space, schools and stability. It has 16,535 residents, 88.8% separate houses and household income at the 90.2 percentile nationally, although 83.4% car-driver commuting means daily travel is often car-based.
What is the median house price in Carindale?
A current median house price is not available for Carindale. Buyers should rely on recent comparable sales, noting that the local housing profile is 88.8% separate houses, 68.9% homes with 4 or more bedrooms, and $2,400 monthly mortgage payments.
What schools are in Carindale?
Carindale has 3 listed schools: Citipointe Christian College, an Independent combined school with ICSEA 1166 and 1,805 enrolments; Belmont State School with ICSEA 1129; and Carina State School with ICSEA 1036.
Is Carindale safe?
A suburb-level crime rate is not available here, so buyers should check current police maps and inspect streets at different times. Local context still matters: Carindale has 3 schools, 83.4% car-driver commuting and 5.0% of residents needing assistance.
Is Carindale good for property investment?
Carindale is more of a low-churn family rental market than a high-renter suburb. Renting is 15.3%, weekly rent is $530 and vacancy is 3.4%, while rent growth in the forecast shift period is 19.8%.
How is Carindale's population changing?
Growth is modest. The medium forecast rises from 17,418 people in 2026 to 17,878 in 2031, equal to about 92 extra people a year or 0.53% annually. Overseas migration adds 233 a year, offset by -105 internal migration.
What languages are spoken in Carindale?
Carindale has a sizeable overseas-born population at 34.7%. The main listed non-English languages are Mandarin with 493 speakers, Greek with 224, Canton with 219, Korean with 114 and Italian with 105.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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