Carramar
Detached houses make up 97.7% of Carramar's dwellings and 87.1% carry four or more bedrooms, a stock profile that explains why the average household holds 3.1 people, 0.6 above the national figure. This is a family suburb by design rather than density: at 1,017 people per square kilometre across 7.06 sq km, it sits well below inner-city levels. Household income reaches the 91.7th percentile nationally, yet the median house price of $535,000 keeps the mortgage-to-income ratio at just 19.0%, far below stress thresholds. The 47.4% overseas-born share is 25.8 points above national, with English ancestry leading at 3,573. SEIFA places it mid-table, IRSAD decile 6 and IEO decile 5, while economic resources rank higher at IER decile 9.
Population
7,178
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$2,455/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$535K
Estimated from rent (2025)
The $535,000 median house price is affordable relative to the household income, which sits at the 91.7th percentile nationally. Because incomes are high and prices are moderate, monthly mortgage repayments of $2,017 absorb only 19.0% of income, below the 30% stress threshold and lower than most metropolitan markets. The dwelling stock is overwhelmingly suited to families: 97.7% are separate houses, apartments are negligible at 0.4%, and 87.1% of homes have four or more bedrooms versus just 1.1% with two. Ownership is mortgage-dominated at 64.8%, with 20.9% owned outright and only 14.3% rented, signalling an owner-occupier base rather than a transient one. The 19.0% turnover rate is low, so 81.0% of residents stayed put, reflecting settled family buyers rather than speculative churn.
For Buyers
The $535,000 median house price is affordable relative to the household income, which sits at the 91.7th percentile nationally. Because incomes are high and prices are moderate, monthly mortgage repayments of $2,017 absorb only 19.0% of income, below the 30% stress threshold and lower than most metropolitan markets. The dwelling stock is overwhelmingly suited to families: 97.7% are separate houses, apartments are negligible at 0.4%, and 87.1% of homes have four or more bedrooms versus just 1.1% with two. Ownership is mortgage-dominated at 64.8%, with 20.9% owned outright and only 14.3% rented, signalling an owner-occupier base rather than a transient one. The 19.0% turnover rate is low, so 81.0% of residents stayed put, reflecting settled family buyers rather than speculative churn.
For Investors
Renters make up just 14.3% of households, one of the smaller tenant pools, because 85.7% of homes are owner-occupied. Weekly rent of $440 against a $535,000 median produces a gross yield near 4.3%, considerably stronger than inner-city markets where yields fall below 2%. The vacancy rate of 4.1% is balanced rather than tight, indicating steady but not scarce rental demand. Overseas migration drives population growth at 262 net arrivals per year, supplemented by 165 net internal arrivals, both adding to tenant demand over time. Development activity is the weak point: zero DAs were recorded in the past 12 months, so new supply is limited, which can support existing values but signals a mature, built-out market with little expansion upside for investors seeking new stock.
Schools in Carramar iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Carramar Primary School
K-6 · 556 students
Demographics
The median age of 37 is 3 years below the national median, and the 47.4% overseas-born share runs 25.8 points above national, marking Carramar as a migrant-heavy family suburb. English ancestry leads at 3,573, followed by Scottish (821) and Irish (770), with Italian (270) rounding out a predominantly Anglo-Celtic base layered with newer arrivals. The largest non-English languages are Afrikaans (71) and Malayalam (21), pointing to South African and South Indian migration streams. University qualifications at 26.0% sit 4.1 points below national, consistent with a trades-and-services workforce rather than a knowledge-economy one. Households are large, averaging 3.1 people, 0.6 above national, and couples with children (2,971) far outnumber couples without (1,205), confirming a child-rearing demographic.
Age Distribution
Bedrooms
Dwelling Structure
97.7%
Houses
1.9%
Townhouse
0.4%
Apartment
Tenure
Ownership dominates: 64.8% of households hold a mortgage, 20.9% own outright, and only 14.3% rent, an owner-occupier ratio of 85.7% well above renter-heavy inner suburbs. The stock is 97.7% separate houses, with apartments at 0.4% and semi-detached at 1.9%, and 87.1% of dwellings carry four or more bedrooms against just 11.4% with three. The $535,000 median house price is moderate given household income at the 91.7th percentile, which is why both mortgage-to-income (19.0%) and rent-to-income (17.9%) sit below the 30% stress line. The IER decile 9 score for economic resources is notably higher than the IRSAD decile 6, a gap explained by the high outright-plus-mortgage ownership: residents hold property wealth even where occupational and education scores are mid-range.
Mortgage / mo
$2,017
Rent / wk
$440
HH Size
3.1
Personal Income / wk
$938
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.1%
Unoccupied
99
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
18.9%
Couples, no children
6,390
Total families
Economy & Employment
Healthcare leads employment at 17.9% (468 workers), followed by Education at 12.4% (323), Construction at 12.3% (321), Mining at 8.3% (216) and Public Admin at 7.3% (191), a blue-and-pink-collar mix rather than a professional-services hub. The 8.3% mining share reflects WA's resources economy feeding a fly-in commuter base. Professionals (782) lead occupations but Clerical/Admin (594) and Community/Personal services (506) follow closely, a flatter distribution than knowledge-economy suburbs. Full-time employment runs at 63.0% and unemployment at 5.1% is near the national average, while participation at 71.0% is solid. The mid-table SEIFA scores, IRSAD decile 6 and IEO decile 5, are consistent with this workforce, and real income fell 1.7% over the decade, a sign of cost pressure rather than advancement.
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
31.9%
Participation
71.0%
Employed
3,790
Occupations
Top Industries
University
26.0%
Postgraduate
4.5%
Born Overseas
47.4%
Dwellings
2,286
Transport to Work
Transport is heavily car-dependent: 87.3% drive to work, well above metropolitan averages, while public transport carries only 4.6% and walking or cycling just 1.5%, reflecting a low-density outer-suburban form at 1,017 people per square kilometre. SEIFA scores place Carramar mid-table, with IRSAD decile 6 and IEO decile 5 indicating moderate advantage, while the IER decile 9 points to stronger household economic resources than the broader index suggests. Housing affordability supports quality of life: rent-to-income at 17.9% and mortgage-to-income at 19.0% both sit comfortably below the 30% stress threshold. Only 3.6% of residents need assistance with daily activities, lower than aging suburbs, consistent with a younger family base at a median age of 37, 3 years below national.
Drive
87.3%
Public Transport
4.6%
Walk / Cycle
1.5%
Work from Home
N/A
Population Forecast
+3.22%/yr
(+712 people/yr)
EstablishedPopulation growth runs at 3.22% per year, adding roughly 712 people annually, classifying as high growth, with a 64.5% rise over 10 years. The forecast SA2 base grew from 20,773 in 2023 to 22,088 in 2025, and the medium projection reaches 26,663 by 2031. Overseas migration is the primary driver at 262 net arrivals per year, higher than the 165 net internal arrivals, an unusual combination where both domestic and international flows are positive. The trajectory is classed as declining young: the under-working-age share fell 3.0 points while the working-age share rose 1.9 and seniors rose 2.5. The gentrification score of 31 signals early-stage change, and affordability improved from 49.9% in 2011 to 41.3% in 2021, easing the entry burden over time.
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 suits families seeking space and affordability: 97.7% of homes are separate houses and 87.1% have four or more bedrooms, while the $535,000 median house price keeps mortgage costs at 19.0% of income, below the 30% stress line. Household income sits at the 91.7th percentile nationally. The trade-off is car dependence, with 87.3% driving to work.
What is the median house price in Carramar?
The median house price is $535,000, estimated from rental data in 2025. Monthly mortgage repayments average $2,017 and weekly rent is $440, giving a gross rental yield near 4.3%, stronger than inner-city markets below 2%. Because household income reaches the 91.7th percentile, the mortgage-to-income ratio is just 19.0%.
What schools are in Carramar?
Our dataset records no schools within the Carramar suburb boundary itself, so families typically rely on schools in neighbouring suburbs. Demand is clear given 2,971 couples with children and an average household size of 3.1, which is 0.6 above the national figure, so checking catchment zones for nearby primary and secondary schools is worthwhile before buying.
Is Carramar safe?
Detailed crime statistics are not available in our dataset for Carramar, so we cannot quote an offence rate. As a proxy, SEIFA places the suburb at IRSAD decile 6 and IER decile 9, both above the bottom half nationally, and only 3.6% of residents need daily assistance. The owner-occupier rate of 85.7% reflects a settled, family-based population.
Is Carramar good for property investment?
Yields are the main draw: $440 weekly rent on a $535,000 median produces roughly 4.3% gross, far above inner-city yields below 2%, with a balanced 4.1% vacancy rate. Population grows 3.22% a year, driven by 262 net overseas and 165 net internal migrants. The catch is a thin 14.3% renter pool and zero DAs in 12 months, limiting new stock.
How is Carramar's population changing?
Growth runs at 3.22% per year, about 712 people, with a 64.5% rise over 10 years, classed as high growth. Overseas migration leads at 262 net arrivals annually plus 165 net internal arrivals. The trajectory is declining young: the youth share fell 3.0 points while seniors rose 2.5. The medium forecast reaches 26,663 by 2031.
What languages are spoken in Carramar?
Carramar's overseas-born share is 47.4%, which is 25.8 points above the national figure, yet English remains dominant. The largest non-English languages are Afrikaans (71 speakers), Malayalam (21) and German (15), pointing to South African and South Indian migration streams rather than a single dominant community.
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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