Narrabeen
Nearly two-thirds (64.8%) of Narrabeen's dwellings are apartments, unusual for a Northern Beaches suburb, while the median age of 48 sits 8 years above national. This creates an older, apartment-dwelling population that is markedly different from the family-house norm on the Beaches. Household incomes at the 62nd percentile are modest, yet the median house price sits at $1,290,000. Studios and 1-bed units make up 19.1%, the highest small-dwelling share on the Northern Beaches. Residential turnover is elevated at 28.5%, well above the national average, suggesting a suburb people cycle through rather than settle in permanently.
Population
8,255
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,780/wk
DAs (12 months)iDevelopment Applications lodged in the past year
32
Median House
$1.3M
2024-2025 (PSI derived)
The median house price softened slightly from $1,300,000 to $1,290,000 between 2024 and 2025 (-0.8%). Apartments dominate at 64.8%, with semi-detached at 18.7% and detached houses just 15.9%. Two-bedroom dwellings account for 55.2%, with studio/1-bed at 19.1%. Mortgage stress at 33.7% of income exceeds the 30% threshold. For house buyers, the small detached stock (15.9%) means limited choice and premium pricing. The apartment-heavy profile suits downsizers and smaller households (average size 2.0, below national 2.5). Couples without children at 39.0% of families confirm the empty-nester and retiree buyer profile.
For Buyers
The median house price softened slightly from $1,300,000 to $1,290,000 between 2024 and 2025 (-0.8%). Apartments dominate at 64.8%, with semi-detached at 18.7% and detached houses just 15.9%. Two-bedroom dwellings account for 55.2%, with studio/1-bed at 19.1%. Mortgage stress at 33.7% of income exceeds the 30% threshold. For house buyers, the small detached stock (15.9%) means limited choice and premium pricing. The apartment-heavy profile suits downsizers and smaller households (average size 2.0, below national 2.5). Couples without children at 39.0% of families confirm the empty-nester and retiree buyer profile.
For Investors
Renter share at 42.7% is high, providing a large tenant pool. Vacancy at 8.5% is above the benchmark, and weekly rent at $565 on a $1.29M median gives a gross yield around 2.3%. Rent stress at 31.7% is above threshold, meaning tenants are stretched, which could limit further rent increases. Turnover at 28.5% is high, so investor costs from vacancy periods and re-letting may be above average. Population grows at 1.19% annually (133 people/year), driven by overseas migration (+151/year), partly offset by internal outflows (-110/year). Only 32 DAs in 12 months suggest limited new supply.
Development Activity
Total DAs
209
Last 12 Months
32
YoY ChangeiYear-over-year change in DA lodgements
-23.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Narrabeen iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Joseph's Catholic Primary School
K-6 · 195 students
Narrabeen Lakes Public School
K-6 · 364 students
Demographics
English ancestry dominates at 3,559, followed by Irish (1,099) and Scottish (979). The overseas-born share at 25.7% is 4.1 pp above national. Portuguese (101 speakers) is the leading non-English language, with Italian (26), German (23), and French (20) in small numbers. Median age of 48 sits 8 years above national, and the senior share grew 3.1 pp over the decade. Labour force participation at 50.4% is low, with 2,823 people not in the workforce (largely retirees). University attainment at 38.0% is 7.9 pp above national. Christianity (4,284 adherents) overwhelmingly dominates the religious profile.
Age Distribution
Bedrooms
Dwelling Structure
15.9%
Houses
18.7%
Townhouse
64.8%
Apartment
Tenure
The median eased from $1,300,000 to $1,290,000 (-0.8%). Ownership splits: 32.3% outright, 25.0% mortgage, 42.7% renting. The 42.7% renter share is high for the Northern Beaches. Apartments (64.8%) vastly outnumber detached houses (15.9%). Bedrooms cluster at 2-bed (55.2%) and studio/1-bed (19.1%), with only 9.9% at 4+. Mortgage stress at 33.7% and rent stress at 31.7% both exceed thresholds. Average household size of 2.0 is the lowest in this cohort, consistent with the small-unit stock and older demographic. The high outright ownership (32.3%) reflects long-term residents who purchased at lower prices.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,600
Rent / wk
$565
HH Size
2.0
Personal Income / wk
$1,025
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.5%
Unoccupied
341
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
31.7% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
33.7% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
39.0%
Couples, no children
5,531
Total families
Economy & Employment
Professional/Tech (14.1%), Healthcare (14.0%), Construction (13.5%), and Education (11.6%) are the top 4 employers, covering 53.2% of jobs. Construction at 13.5% is notably high, likely reflecting Northern Beaches renovation demand. Retail (6.2%) rounds out the top 5. Professionals (1,131) and Managers (709) dominate occupations, consistent with the high-income northern beaches corridor. Unemployment at 3.5% is below the national average, and full-time employment at 64.6% is solid. SEIFA IRSAD decile 9 confirms top-quintile advantage. The IEO decile 8 and IER decile 7 show balanced education and economic standing.
Unemployment
3.6%
Labour Force
6,590
Unemployed
236
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.6%
Part-time
31.9%
Participation
50.4%
Employed
3,529
Occupations
Top Industries
University
38.0%
Postgraduate
8.5%
Born Overseas
25.7%
Dwellings
3,668
Transport to Work
Public transport captures 6.9% of commuters (bus services along Pittwater Road), above the Northern Beaches average. Driving at 84.7% remains dominant. Walking/cycling at 4.6% is moderate. Narrabeen has 2 primary schools: St Joseph's Catholic (ICSEA 1102, 195 students) and Narrabeen Lakes Public (ICSEA 1091, 364 students). Both score well above the national 1000 benchmark, placing them in the top 20%. Need-for-assistance at 10.1% is notably above the national average, reflecting the older population. SEIFA IRSAD decile 9 indicates high overall advantage.
Drive
84.7%
Public Transport
6.9%
Walk / Cycle
4.6%
Work from Home
N/A
Population Forecast
+1.19%/yr
(+133 people/yr)
EstablishedPopulation grew 23.4% over the past decade at 1.19% annually, adding 133 people per year, above the national average growth rate. Medium forecasts project 12,229 by 2031, up from 11,191 in 2025. Net overseas migration adds 151/year, offset by internal outflows of -110/year. The senior share grew 3.1 pp while the young share dropped 1.0 pp, a moderate aging trajectory. Real income grew 16.5% over the decade, and affordability improved slightly (mortgage-to-income from 69.5% to 66.2% between 2011 and 2021). Rent growth at 36.5% outpaced income growth, consistent with the rent-stress numbers exceeding the threshold.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+151
Net Internal / yr
-110
Gentrification Signal
Not gentrifying
Population +21% since 2011, Net internal outflow -110/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Narrabeen compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Narrabeen a good suburb to live in?
Narrabeen scores SEIFA IRSAD decile 9 with both schools exceeding ICSEA 1091. Unemployment at 3.5% is well below the national average. The main trade-offs are mortgage stress at 33.7%, high renter share (42.7%), and an older population profile (median age 48, need-for-assistance 10.1%).
What is the median house price in Narrabeen?
The median house price is $1,290,000 as of 2025, down 0.8% from $1,300,000 the previous year. Apartments account for 64.8% of dwellings, so the effective unit median is likely lower. Mortgage repayments average $2,600/month, consuming 33.7% of household income, above the stress threshold.
What schools are in Narrabeen?
Narrabeen has 2 primary schools: St Joseph's Catholic (ICSEA 1102, 195 students) and Narrabeen Lakes Public (ICSEA 1091, 364 students). Both score well above the national ICSEA benchmark of 1000, placing them in approximately the top 20% nationally for educational advantage.
Is Narrabeen safe?
Crime data is not reported at the suburb level for Narrabeen. SEIFA IRSD decile 8 indicates low disadvantage, and the 3.5% unemployment rate is well below the national average. Both indicators correlate with lower crime rates in comparable Northern Beaches suburbs.
Is Narrabeen good for property investment?
Gross yield is approximately 2.3% ($565/week on $1.29M), below the Sydney average. The 42.7% renter share provides a large tenant pool, but vacancy at 8.5% and rent stress at 31.7% limit rental upside. Population growth at 1.19% annually and limited new supply (32 DAs in 12 months) support long-term capital value.
How is Narrabeen's population changing?
Population grew 23.4% over the past decade to 11,191 in 2025, adding 133 people per year. Growth is driven by overseas migration (+151/year), offset by internal outflows (-110/year). The senior share rose 3.1 pp over the decade. Forecasts project 12,229 by 2031.
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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