Carramar
With 60.1% of residents born overseas, Carramar sits 38.5 percentage points above the national average for overseas-born population, making it one of Sydney's most internationally shaped suburbs. At a 1.02 km2 footprint and 3,415 residents per km2, the suburb is compact and apartment-dominant, with 55.7% of dwellings in flats or units compared to just 40.4% as separate houses. The median house price of $458,500 is well below the Sydney median, reflecting a household income at the 16.4th percentile nationally. A 10.2% vacancy rate and 49.2% renter share signal a tenant market with more supply than average.
Population
3,475
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$1,073/wk
DAs (12 months)iDevelopment Applications lodged in the past year
14
Median House
$458K
2024-2025 (PSI derived)
At $458,500 median, Carramar is priced significantly below the NSW state average, making entry more accessible for first buyers, though the household income at the 16.4th percentile nationally means mortgage stress is a real factor. The mortgage-to-income ratio of 32.3% exceeds the 30% stress threshold, above the level where repayments start compressing household budgets. Prices moved from $447,500 in 2024 to $480,000 in 2025, a 7.3% one-year gain, suggesting the market is not stagnant. Stock skews heavily to apartments at 55.7% versus separate houses at 40.4%, so buyers seeking a standalone home face a more constrained choice set. Two-bedroom dwellings dominate at 43.0% of stock, with three-bedroom at 29.5%.
For Buyers
At $458,500 median, Carramar is priced significantly below the NSW state average, making entry more accessible for first buyers, though the household income at the 16.4th percentile nationally means mortgage stress is a real factor. The mortgage-to-income ratio of 32.3% exceeds the 30% stress threshold, above the level where repayments start compressing household budgets. Prices moved from $447,500 in 2024 to $480,000 in 2025, a 7.3% one-year gain, suggesting the market is not stagnant. Stock skews heavily to apartments at 55.7% versus separate houses at 40.4%, so buyers seeking a standalone home face a more constrained choice set. Two-bedroom dwellings dominate at 43.0% of stock, with three-bedroom at 29.5%.
For Investors
The 49.2% renter share is high compared to the Australian average, providing a large and stable tenant pool. Weekly rent of $300 against a $458,500 median gives a gross yield around 3.4%, modest but above inner-Sydney norms. The 10.2% vacancy rate is elevated and warrants caution, as it indicates more rental supply than typical demand can absorb. However, overseas migration drives population growth of 3.22% annually, with net overseas arrivals averaging 262 per year, which supports medium-term demand. Thirteen development applications were lodged in the past 12 months, including secondary dwelling approvals, suggesting some owners are acting on dual-income potential. Gentrification signals are early-stage with internal migration adding 165 residents annually.
Development Activity
Total DAs
69
Last 12 Months
14
YoY ChangeiYear-over-year change in DA lodgements
-26.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Carramar iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Carramar Public School
K-6 · 227 students
Demographics
Carramar's median age of 40 matches the national figure exactly. The overseas-born share of 60.1% is 38.5 percentage points above national, placing the suburb well into migrant-majority territory. The top ancestry groups are Vietnamese (741 residents) and Chinese (373), with Arabic spoken by 226 residents, Cantonese by 53 and Mandarin by 52. University qualifications at 28.0% are 2.1 percentage points below the national average, a modest gap that reflects the working-class occupational profile. Average household size of 2.6 is marginally above national at 0.1 points. Couples with children make up 986 of 2,445 recorded families, while couples without children account for 435, pointing to a community skewed toward raising families rather than empty-nester downsizing.
Age Distribution
Bedrooms
Dwelling Structure
40.4%
Houses
2.3%
Townhouse
55.7%
Apartment
Tenure
Tenure is heavily weighted toward renting at 49.2%, with outright owners at 23.9% and mortgage holders at 26.9%, a pattern that differs from national norms where renting is far less common. The apartment share of 55.7% dominates over separate houses at 40.4%, with semi-detached at just 2.3%. Two-bedroom dwellings account for 43.0% of stock, three-bedroom for 29.5% and four-plus bedroom for 16.0%. Prices rose 7.3% from $447,500 to $480,000 across 2024-2025, indicating solid short-term growth. The mortgage-to-income ratio of 32.3% sits above the 30% stress threshold, while rent-to-income at 28.0% remains below the stress level, meaning renting is financially more manageable than buying for the typical household.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,500
Rent / wk
$300
HH Size
2.6
Personal Income / wk
$529
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.2%
Unoccupied
131
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
32.3% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
17.8%
Couples, no children
2,445
Total families
Economy & Employment
Healthcare is the dominant industry at 24.2% of local workers (134 employed), well above national employment shares for that sector. Education follows at 9.0% (50 workers) and Transport at 7.9% (44). By occupation, Machinery and Drivers leads at 169 workers, followed closely by Professionals at 164, reflecting a split workforce spanning blue-collar transport roles and white-collar services. The unemployment rate of 13.6% is elevated compared to national benchmarks, and the participation rate of just 34.1% is low, partly because 1,305 residents are not in the labour force. SEIFA tells a complex story: the IRSD decile of 6 and IRSAD decile of 6 indicate moderate disadvantage, while the IER (economic resources) scores at decile 9, higher than the other indexes because apartment ownership and lower mortgage burdens inflate asset measures.
Unemployment
4.5%
Labour Force
13,601
Unemployed
613
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.0%
Part-time
23.4%
Participation
34.1%
Employed
846
Occupations
Top Industries
University
28.0%
Postgraduate
4.8%
Born Overseas
60.1%
Dwellings
1,156
Transport to Work
Public transport use is low at 9.7% of commuters, well below Sydney norms, while 82.9% drive, indicating the suburb depends heavily on private vehicles. No schools are recorded within the 1.02 km2 boundary, so families rely on facilities in neighbouring suburbs. IRSAD sits at decile 6, reflecting moderate advantage nationally, and IRSD at decile 6 for relative disadvantage. IEO scores at decile 5 for education and occupation outcomes, placing the suburb near the national median. About 7.5% of residents (225 people) need daily assistance, and the volunteering rate of 7.9% is below typical community benchmarks. Rent-to-income at 28.0% keeps renters below the 30% stress threshold, while the 10.2% vacancy rate suggests tenants have more choice than in tighter suburbs.
Drive
82.9%
Public Transport
9.7%
Walk / Cycle
3.1%
Work from Home
N/A
Population Forecast
+3.22%/yr
(+712 people/yr)
EstablishedCarramar is growing fast for an established suburb, with annual population growth at 3.22% and roughly 712 additional persons per year. The 10-year population change of 64.5% is exceptional. Historical data confirms the trend: 20,773 in 2023 rising to 22,088 by 2025 for the broader SA2 area. Medium forecasts project continued expansion to 26,663 by 2031. Overseas migration is the primary driver, with net overseas arrivals averaging 262 per year versus net internal migration of 165, both positive. The young share fell 3.0 points over the decade and the senior share rose 2.5 points, a modest aging shift. Gentrification is scored at 31 with early-signs signals, driven by sustained migration inflows rather than income-led displacement. Affordability improved from 49.9% in 2011 to 41.3% in 2021.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+262
Net Internal / yr
+165
Gentrification Signal
Early signs
Net internal migration +165/yr, Strong overseas inflow +262/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Carramar compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Carramar a good suburb to live in?
Carramar offers affordable entry with a $458,500 median house price below the NSW average, and a multicultural community where 60.1% of residents were born overseas. SEIFA places it at decile 6 on both IRSAD and IRSD, indicating moderate advantage nationally. The main trade-offs are a 13.6% unemployment rate, limited schools within the suburb boundary and strong car dependence at 82.9% of commuters.
What is the median house price in Carramar?
The median house price is $458,500 as of 2024-2025 (PSI derived). Prices rose 7.3% from $447,500 in 2024 to $480,000 in 2025. Weekly rent averages $300 and monthly mortgage repayments run about $1,500, placing the mortgage-to-income ratio at 32.3%, above the 30% stress threshold.
What schools are in Carramar?
No schools are recorded within the 1.02 km2 Carramar boundary in this dataset. Families rely on schools in neighbouring suburbs. Locally, 28.0% of residents hold university qualifications, which is 2.1 percentage points below the national average, reflecting the broader educational profile of the area.
Is Carramar safe?
Detailed crime statistics are not available for Carramar in this dataset. As an indirect indicator, IRSD sits at decile 6 nationally, placing the suburb in the moderate-advantage band rather than the high-disadvantage tier. About 7.5% of the 3,475 residents need daily assistance, a figure broadly in line with comparable working-age suburbs.
Is Carramar good for property investment?
Carramar's 49.2% renter share is above national levels, providing a large tenant pool, and a gross yield near 3.4% compares favourably with inner-Sydney markets. The 10.2% vacancy rate is elevated, which warrants monitoring. Annual population growth of 3.22%, driven by overseas migration averaging 262 arrivals per year, supports medium-term demand. Prices rose 7.3% in one year, from $447,500 to $480,000.
How is Carramar's population changing?
Population is growing at 3.22% annually, with the broader area rising from 20,773 in 2023 to 22,088 by 2025. The 10-year change of 64.5% is well above typical established-suburb rates. Medium forecasts project continued growth to 26,663 by 2031. Overseas migration averaging 262 net arrivals per year is the primary driver, supplemented by net internal migration of 165 per year.
What languages are spoken in Carramar?
At 60.1% overseas-born, Carramar is 38.5 percentage points above the national average. Arabic is the most common non-English language with 226 speakers, followed by Cantonese (53) and Mandarin (52). The top ancestry groups are Vietnamese (741 residents) and Chinese (373), reflecting strong Southeast and East Asian migration patterns.
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.
Explore Carramar on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map