Karana Downs
Households in Karana Downs sit at the 87th income percentile nationally, yet the suburb's growth profile is subdued: 3,800 residents, a median age of 41, and only 0.32% annual trend growth. Detached housing dominates at 93.7%, with 65.3% of homes containing four or more bedrooms, supporting family living but also a car-dependent pattern. The age profile is 1 year above the national average and points toward an established, mortgage-led market rather than rapid turnover. Compared with nearby Mount Crosby and Pullenvale, Karana Downs reads as a settled western Brisbane option, with 58.1% of households paying a mortgage and only 11.7% renting.
Population
3,800
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,255/wk
DAs (12 months)iDevelopment Applications lodged in the past year
9
Karana Downs suits buyers seeking detached space, with 93.7% separate houses, 65.3% four-bedroom-plus homes and only 1.7% apartments. That mix makes the suburb more relevant to families than to buyers seeking compact, low-maintenance stock. Mortgage commitments average $1,800 a month, while weekly rent is $400, and mortgage stress is not flagged at 18.4% of household income. The 58.1% mortgage tenure share is higher than the 29.8% owned-outright share, so interest-rate sensitivity matters more than in a predominantly debt-free market. Compared with smaller-unit settings, buyers should allow for car costs and maintenance because only 1.2% use public transport and 70.2% drive to work.
For Buyers
Karana Downs suits buyers seeking detached space, with 93.7% separate houses, 65.3% four-bedroom-plus homes and only 1.7% apartments. That mix makes the suburb more relevant to families than to buyers seeking compact, low-maintenance stock. Mortgage commitments average $1,800 a month, while weekly rent is $400, and mortgage stress is not flagged at 18.4% of household income. The 58.1% mortgage tenure share is higher than the 29.8% owned-outright share, so interest-rate sensitivity matters more than in a predominantly debt-free market. Compared with smaller-unit settings, buyers should allow for car costs and maintenance because only 1.2% use public transport and 70.2% drive to work.
For Investors
Karana Downs presents a low-rental, owner-occupier-leaning investment profile. Only 11.7% of occupied dwellings are rented, lower than the 87.9% combined outright-and-mortgage ownership share, so tenant demand is a smaller part of the local housing base. Weekly rent is $400 and vacancy is 4.3%, a workable but not exceptionally tight setting; returns should be tested against purchase price, insurance and maintenance rather than rent alone. Eight development applications in 12 months indicate some activity, but the volume is below a high-expansion pipeline and does not point to a major supply wave. With overseas migration the primary driver and annual growth at 0.32%, the suburb favours a longer hold over a quick-growth strategy.
Development Activity
Total DAs
19
Last 12 Months
9
YoY ChangeiYear-over-year change in DA lodgements
+800.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Karana Downs
Open-register school locations for education access. This is not a school-quality ranking.
Mount Crosby State School
Demographics
Karana Downs has an established family profile: the median age is 41, one year above the national average, and average household size is 2.8 people, 0.3 above the national figure. Couples with children account for 47.6% of families, while couples without children make up 39.0%, a pattern consistent with the suburb's four-bedroom-plus share of 65.3%. University attainment is 37.1%, 7.0 percentage points above the national comparison, supporting the high household income percentile of 87.0. English, Scottish and Irish are the leading ancestries at 1,770, 525 and 518 people. Religious affiliation is led by no religion at 1,878 people and Christianity at 1,686. Compared with a more transient setting, 82.9% of residents staying at the same address points to strong residential continuity.
Age Distribution
Bedrooms
Dwelling Structure
93.7%
Houses
4.1%
Townhouse
1.7%
Apartment
Tenure
Housing in Karana Downs is overwhelmingly detached and family-sized: 93.7% are separate houses, 65.3% contain four or more bedrooms, and 30.8% contain three bedrooms. Tenure is tilted toward borrowers, with 58.1% paying a mortgage and 29.8% owning outright, while renting accounts for 11.7%. The mortgage share is higher than the outright-owned share, reflecting an established but still debt-bearing owner market. Monthly mortgage cost is $1,800 and weekly rent is $400; housing stress is not flagged at 18.4% of household income for mortgages or 17.7% for rent. Compared with apartment-oriented suburbs, the 1.7% apartment share means land, upkeep and vehicle access are more important to the housing decision.
Mortgage / mo
$1,800
Rent / wkiMedian weekly rent for new bonds (Jun 2026 quarter), QLD RTA bond data. Census 2021 median: $400.
$600
Bond data Jun 2026 quarter · houses $600 · units $475
HH Size
2.8
Personal Income / wk
$948
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.3%
Unoccupied
60
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
18.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
47.6%
Couples with children
39.0%
Couples, no children
12.9%
Single parent
1,163
Total families
Economy & Employment
Karana Downs combines high household earnings with a service-led employment base. Household income is $2,255 a week, placing the suburb at the 87th percentile, while labour-force participation is 69.6% and unemployment is 3.8%. Healthcare leads local industries at 18.4% or 276 workers, followed by Education at 16.1% or 242, Construction at 10.3% or 154, Public Administration at 9.5% or 142, and Professional and Technical services at 9.1% or 137. Professionals number 542, ahead of Managers and Clerical and Administrative workers at 297 each. The income position ranks above middle-market levels because professional, public-sector and health-linked work is prominent, although 650 part-time workers indicate that not all employment is full-time. SEIFA results are also strong: education and occupation sits at decile 8, economic resources at decile 10, relative disadvantage at decile 10 and advantage and disadvantage at decile 8.
Unemployment
3.8%
Labour Force
2,124
Unemployed
80
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.7%
Part-time
31.8%
Participation
69.6%
Employed
2,044
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
37.1%
Postgraduate
9.9%
Born Overseas
23.0%
Dwellings
1,339
Transport to Work
Daily life in Karana Downs is strongly car-oriented: 70.2% drive to work, compared with 1.2% using public transport and 0.8% walking or cycling. A further 24.1% work from home, which can reduce commuting pressure but increases the value of reliable home space and internet. One nearby government school, Mount Crosby State School, is identified for local access; families should check enrolment zones and travel times against the exact address. Socio-economic settings are above average, with education and occupation at decile 8, economic resources at decile 10, relative disadvantage at decile 10 and advantage and disadvantage at decile 8. For safety, check current Queensland Police updates and visit at different times before committing, especially because 70.2% of workers rely on cars.
Drive
70.2%
Public Transport
1.2%
Walk / Cycle
0.8%
Work from Home
24.1%
Population Forecast
+0.32%/yr
(+20 people/yr)
EstablishedKarana Downs is a slow-growth, aging market rather than a major expansion front. The annual trend is 0.32%, and population change across the wider area is 1.4% over 10 years, with overseas migration the primary driver. The shift trajectory is Aging: the young share fell 5.3 percentage points, while the senior share rose 7.1 points, which fits an established suburb where family households remain but residents are getting older. Gentrification is scored 0 and classified as Not gentrifying, so renovation or tenure change is not yet a dominant growth signal. Rent growth of 14.3% and improving affordability from 45.2% in 2011 to 41.6% in 2021 point to some market movement, but growth remains lower and steadier than in a high-churn corridor.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+44
Net Internal / yr
-40
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Karana Downs compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Karana Downs a good suburb to live in?
Karana Downs can suit households wanting detached space, larger homes and a settled western Brisbane setting. About 93.7% of dwellings are separate houses, 65.3% have four or more bedrooms, and 70.2% of workers drive, so it is better suited to car-oriented living than a transit-focused lifestyle.
What is the median house price in Karana Downs?
There is no current median house price to rely on for Karana Downs, so compare recent settled sales by land size, condition and bedroom count. The suburb is 93.7% separate houses and 65.3% of dwellings have four or more bedrooms, making like-for-like comparisons important.
What schools are in Karana Downs?
One nearby school is identified: Mount Crosby State School, a government school. Check the exact enrolment zone, year-level availability and travel route before signing a contract, because local access can vary across the western Brisbane area. With 70.2% of workers driving, car access may matter for daily school trips.
Is Karana Downs safe?
Karana Downs has 3,800 residents, but population size alone does not establish safety. Check recent Queensland Police information, local incident patterns and the exact street before deciding, especially for evening travel and parking. The suburb's 70.2% car-driver share also makes traffic conditions part of a practical safety check.
Is Karana Downs good for property investment?
It can suit a long-term, owner-occupier-focused strategy, but the numbers favour careful selection rather than a quick-growth assumption. Weekly rent is $400, vacancy is 4.3%, renters are 11.7%, and the annual growth trend is 0.32%. Compare yield, insurance, maintenance and likely resale demand before buying.
How is Karana Downs's population changing?
Population change is subdued and increasingly older in character. The annual trend is 0.32%, while change across the wider area is 1.4% over 10 years, driven primarily by overseas migration. The trajectory is Aging: the young share fell 5.3 points and the senior share rose 7.1 points.
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 education open registers (school locations), 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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