Karabar
Over 27% of Karabar's workforce is employed in public administration, more than triple the national average and a direct consequence of proximity to Canberra's federal agencies. The median house price sits at $800,000 with 80.4% detached housing, yet household incomes land in the 75th percentile nationally. Population is slowly contracting at -0.4% per year (losing around 34 residents annually), driven by net internal outflow of 153 people per year that overseas arrivals of 48 per year cannot offset. The suburb skews younger than average at a median age of 38, but the senior share has grown 4.6 percentage points over the past decade, signalling a generational transition underway.
Population
8,517
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,989/wk
DAs (12 months)iDevelopment Applications lodged in the past year
32
Median House
$765K
2024-2025 (PSI derived)
At a median of $800,000, Karabar sits below many comparable Canberra-adjacent suburbs while offering 80.4% standalone houses. Mortgage repayments average $1,950 per month against household incomes of $1,989 per week, putting the mortgage-to-income ratio at a manageable 22.6%. Three-bedroom homes dominate at 48.9% of stock, with 35.9% being 4+ bedrooms, making it well suited for families. The 8.8% price growth from $735,000 in 2024 to $800,000 in 2025 outpaced national wage growth, though the market lacks the depth of longer price history. Semi-detached dwellings at 16.8% provide a cheaper entry point compared to the detached majority.
For Buyers
At a median of $800,000, Karabar sits below many comparable Canberra-adjacent suburbs while offering 80.4% standalone houses. Mortgage repayments average $1,950 per month against household incomes of $1,989 per week, putting the mortgage-to-income ratio at a manageable 22.6%. Three-bedroom homes dominate at 48.9% of stock, with 35.9% being 4+ bedrooms, making it well suited for families. The 8.8% price growth from $735,000 in 2024 to $800,000 in 2025 outpaced national wage growth, though the market lacks the depth of longer price history. Semi-detached dwellings at 16.8% provide a cheaper entry point compared to the detached majority.
For Investors
Rental yields face pressure from a relatively high vacancy rate of 5.4%, above the balanced market threshold of 3%. Weekly rent of $350 against the estimated house price delivers modest returns. With 29.2% of residents renting, demand exists but is not dominant. The 32 development applications in the past 12 months show steady renewal activity. Net population decline of 34 persons per year makes long-term rental demand growth uncertain compared to high-growth corridors. However, the public-sector workforce provides income stability that reduces tenant default risk relative to more volatile employment bases.
Development Activity
Total DAs
183
Last 12 Months
32
YoY ChangeiYear-over-year change in DA lodgements
+14.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
English ancestry leads at 2,724 residents, followed by Irish (886) and Scottish (767), giving Karabar a strongly Anglo-Celtic profile with overseas-born residents at 18.5%, about 3 percentage points below the national average. Macedonian is the most common non-English language (132 speakers), reflecting a specific Southern European community. University attainment at 26.5% sits 3.6 percentage points below the national rate, partly because the public administration workforce values vocational qualifications alongside degrees. Average household size of 2.6 aligns with the national figure, and the median age of 38 is 2 years younger than nationally.
Age Distribution
Bedrooms
Dwelling Structure
80.4%
Houses
16.8%
Townhouse
2.8%
Apartment
Tenure
Detached houses account for 80.4% of dwellings, with semi-detached at 16.8% and apartments a negligible 2.8%. Prices rose 8.8% from $735,000 to $800,000 over the past year. Ownership splits roughly three ways: 29.7% outright, 41.1% mortgaged, and 29.2% renting. The mortgage-belt character is evident, with more households carrying debt than owning outright. Three-bedroom homes make up nearly half the stock (48.9%), while 4+ bedroom properties at 35.9% indicate larger family homes are common. Rent-to-income at 17.6% is well below the 30% stress threshold, making Karabar more affordable than many Sydney metro suburbs.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,950
Rent / wk
$350
HH Size
2.6
Personal Income / wk
$975
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.4%
Unoccupied
176
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.9%
Couples, no children
6,806
Total families
Economy & Employment
Public administration dominates at 27.3% of employment (724 workers), a share that ranks among the highest nationally for any suburb and reflects Canberra spillover. Construction follows at 13.9%, then healthcare at 12.1%. Clerical and administrative workers form the largest occupational group (752), slightly ahead of professionals (710), consistent with a public-service town. Unemployment at 4.7% tracks close to the national rate. The SEIFA IRSAD decile of 5 places Karabar squarely in the middle of socioeconomic advantage nationally, and all four SEIFA indices cluster at decile 5, indicating an unusually uniform middle-band profile with no extremes of deprivation or privilege.
Unemployment
2.8%
Labour Force
4,745
Unemployed
131
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
72.3%
Part-time
23.0%
Participation
61.5%
Employed
4,043
Occupations
Top Industries
University
26.5%
Postgraduate
8.0%
Born Overseas
18.5%
Dwellings
3,075
Transport to Work
Public transport usage is exceptionally low at 0.9%, with 89.4% of commuters driving, reflecting car-dependent infrastructure typical of Canberra's outer ring. Walking and cycling combined reach only 1.7%. No schools appear within the suburb boundary in available data. The SEIFA IRSAD decile of 5 signals average socioeconomic conditions, neither deprived nor affluent compared to national benchmarks. The volunteering rate of 13.5% sits slightly below the national average, while 5.8% of residents need assistance with daily activities. With 32 development applications lodged in 12 months, there is modest renewal activity but no major infrastructure transformation underway.
Drive
89.4%
Public Transport
0.9%
Walk / Cycle
1.7%
Work from Home
N/A
Population Forecast
-0.4%/yr
(-34 people/yr)
EstablishedKarabar is contracting, losing approximately 34 residents per year (-0.4% annually). Net internal migration runs at -153 people per year, while overseas arrivals add just 48. Medium projections place the population at 8,183 by 2031, down from 8,409 in 2025. The gentrification score is 0 out of 100, confirming no upward socioeconomic shift. Real income grew a modest 6.7% over the decade, below the national pace. The senior share has expanded by 4.6 percentage points while the working-age share shrank 0.8 points. This aging trajectory without compensating inflows points to a suburb in demographic plateau rather than growth.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+48
Net Internal / yr
-153
Gentrification Signal
Not gentrifying
Net internal outflow -153/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Karabar compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Karabar a good suburb to live in?
Karabar suits families wanting Canberra proximity without ACT housing prices. The median house is $800,000 with mortgage stress at just 22.6% of income, below the 30% threshold. Public sector employment stability through 27.3% government workers provides reliable incomes, though the car-dependent layout (89.4% drive) may not suit everyone.
What is the median house price in Karabar?
The median house price is $800,000 as of 2025, up 8.8% from $735,000 in 2024. Detached houses make up 80.4% of housing stock, while semi-detached options at 16.8% offer a more affordable entry point. Monthly mortgage repayments average around $1,950.
What schools are in Karabar?
Current data does not show schools within Karabar's 6.98 sq km boundary. Families typically access schools in neighbouring Queanbeyan and other nearby suburbs within the 2620 postcode. The suburb's location near the ACT border provides access to both NSW and ACT school systems.
Is Karabar safe?
Detailed crime statistics are not available for Karabar specifically. The suburb sits at SEIFA decile 5 for all four socioeconomic indices, indicating average conditions nationally. The stable, public-sector workforce (27.3% in government roles) and high home ownership rates (70.8% owned or mortgaged) typically correlate with lower crime rates.
Is Karabar good for property investment?
Investment appeal is mixed. The 8.8% price growth in one year is strong, but the vacancy rate of 5.4% is elevated, and population is declining by 34 people annually. Weekly rent of $350 is modest relative to the $800,000 median price. The 29.2% renter base provides some demand, but net population outflow of 153 residents per year limits long-term growth potential.
How is Karabar's population changing?
The population is slowly shrinking, losing about 34 residents per year (-0.4%). Internal migration shows a net outflow of 153 people annually, partially offset by 48 overseas arrivals. Projections put the 2031 population at approximately 8,183, down from 8,409 in 2025. The senior share has grown by 4.6 percentage points over the decade.
What development activity is happening in Karabar?
There were 32 development applications lodged in the past 12 months, including new residential structures and demolition-rebuilds. Recent activity includes dwelling house developments and complying development certificates for additions, suggesting steady renewal of the existing housing stock rather than large-scale new builds.
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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