Narrabundah
A compact inner-south suburb of 6,455 people, Narrabundah combines a median age of 40 with household income at the 89.4th percentile nationally. University attainment reaches 57.8%, or 27.7 percentage points above the national figure, while 29.9% of residents were born overseas, 8.3 points above national. Compared with nearby Griffith and Kingston, its density of 1,578 people per sq km across 4.09 sq km gives it a compact, established feel. The profile is ageing because the senior share is up 3.3 points, but professional employment and overseas migration support ongoing demand.
Population
6,455
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$2,353/wk
DAs (12 months)iDevelopment Applications lodged in the past year
15
Buyers should compare recent sales at the address level because a current suburb median is not available. Narrabundah's housing stock leans toward separate homes at 68.2%, compared with 19.1% apartments and 12.7% semi-detached dwellings. Three-bedroom homes account for 43.0%, while 25.5% have four or more bedrooms, supporting family-sized demand. The monthly mortgage figure is $2,392 and equals 23.5% of household income. The 33.2% mortgage-held share exceeds the 26.6% owned-outright share, showing that purchasing households are a larger group than outright owners.
For Buyers
Buyers should compare recent sales at the address level because a current suburb median is not available. Narrabundah's housing stock leans toward separate homes at 68.2%, compared with 19.1% apartments and 12.7% semi-detached dwellings. Three-bedroom homes account for 43.0%, while 25.5% have four or more bedrooms, supporting family-sized demand. The monthly mortgage figure is $2,392 and equals 23.5% of household income. The 33.2% mortgage-held share exceeds the 26.6% owned-outright share, showing that purchasing households are a larger group than outright owners.
For Investors
Rental demand has a sizeable base, with 36.6% of occupied dwellings rented and weekly rent at $440. Vacancy is 8.7%, so investors should allow for leasing competition and test property-specific demand rather than assume automatic rent growth. Compared with the 26.6% owned-outright share, the renter proportion is substantial, while 15 development applications in the past 12 months point to incremental change. The forecast trend is 1.07% annually, driven by overseas migration. Rent growth of 12.5% is higher than real income growth of 4.6%, which can support income but also pressure affordability.
Development Activity
Total DAs
74
Last 12 Months
15
YoY ChangeiYear-over-year change in DA lodgements
+36.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Narrabundah
Open-register school locations for education access. This is not a school-quality ranking.
Narrabundah College
Narrabundah Early Childhood School P-2
St Benedict's Primary School
Demographics
Narrabundah has a median age of 40, exactly matching the national comparison, but its average household size is relatively small at 2.4 people, 0.1 below the national average. University attainment is 57.8%, 27.7 points above national, helping explain the large professional and managerial workforce. English ancestry is the largest ancestry group identified at 2,033 people, followed by Other at 1,028 and Irish at 823. No religion accounts for 2,910 residents, compared with 2,406 identifying with Christianity. The 29.9% overseas-born share is 8.3 points above national, with Mandarin, Nepali and French among the prominent languages.
Age Distribution
Bedrooms
Dwelling Structure
68.2%
Houses
12.7%
Townhouse
19.1%
Apartment
Tenure
Tenure is split across 26.6% owned outright, 33.2% with a mortgage and 36.6% rented, so renting is higher than outright ownership. Separate houses make up 68.2% of dwellings, compared with 19.1% apartments and 12.7% semi-detached homes. The bedroom profile is weighted to three-bedroom stock at 43.0%, with 25.5% at four or more bedrooms and 26.2% at two bedrooms. That mix fits the 2.4-person average household size because it gives couples and families room to adapt. Monthly mortgage repayments are $2,392, while weekly rent is $440. Because no median sale price is available, compare current listings and recent comparable sales rather than rely on a single suburb figure.
Mortgage / mo
$2,392
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$440
Census 2021
HH Size
2.4
Personal Income / wk
$1,250
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.7%
Unoccupied
233
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
45.6%
Couples with children
36.2%
Couples, no children
16.7%
Single parent
1,607
Total families
Economy & Employment
Public administration dominates employment at 38.9% or 1,002 workers, followed by professional and technical services at 13.5% and 348, healthcare at 11.6% and 298, education at 9.4% and 243, and construction at 5.0% and 128. The occupation mix is similarly skilled, with 1,171 professionals and 722 managers, while unemployment is 3.6% and participation is 62.9%. Narrabundah ranks in the 10th decile for education and occupation, the 9th for relative advantage, the 8th for relative disadvantage and the 6th for economic resources. This gap matters because strong qualifications and public-sector work do not translate into the same financial position for every household.
Unemployment
3.6%
Labour Force
3,341
Unemployed
121
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.2%
Part-time
27.7%
Participation
62.9%
Employed
3,220
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
57.8%
Postgraduate
24.2%
Born Overseas
29.9%
Dwellings
2,447
Transport to Work
Daily life is car-oriented: 66.8% travel as a car driver, compared with 5.0% using public transport and 7.3% walking or cycling; 13.9% work from home. Three local schools span early childhood, college and primary settings, with 2 government schools and 1 non-government school. Check enrolment zones against the exact address, because access can differ across boundaries. At 4.09 sq km and 1,578 people per sq km, the suburb is compact. Its IRSAD score of 1,094 sits in the 9th decile, above the national midpoint, while 21.6% volunteer, supporting local participation. The 6.5% needing assistance also makes accessible services important.
Drive
66.8%
Public Transport
5.0%
Walk / Cycle
7.3%
Work from Home
13.9%
Population Forecast
+1.07%/yr
(+75 people/yr)
EstablishedGrowth runs at 1.07% annually and is driven primarily by overseas migration, while population change across the wider area is 13.8% over 10 years. Narrabundah is on an Aging trajectory: the senior share has risen 3.3 points and the working share has fallen 3.0 points, which may shift demand toward accessible homes and services. Gentrification remains at the Early signs stage with a score of 28, so renewal is present but not yet dominant. Rent growth of 12.5% is higher than real income growth of 4.6%, even as affordability is rated Improving from 40.2 in 2011 to 35.2 in 2021. These forces suggest moderate growth with demographic change rather than rapid turnover.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+110
Net Internal / yr
+52
Gentrification Signal
Early signs
Population +20% since 2011, Net internal migration +52/yr, Accelerating: 3% → 16%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Narrabundah compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Narrabundah a good suburb to live in?
With 6,455 residents, a median age of 40 and household income at the 89.4th percentile nationally, Narrabundah suits buyers seeking an established inner-south setting. The 68.2% separate-house share and 5.0% public-transport share point to family housing and car travel being more prominent than apartment-oriented, transit-heavy living.
What is the median house price in Narrabundah?
No current median house price is available for Narrabundah, so compare recent comparable sales and current listings by dwelling type. The suburb has 68.2% separate houses, 19.1% apartments and 43.0% three-bedroom homes, meaning a like-for-like comparison is more useful than a single suburb-wide figure.
What schools are in Narrabundah?
Narrabundah has 3 local schools: Narrabundah Early Childhood School P-2, Narrabundah College and St Benedict's Primary School. The mix is 2 government schools and 1 non-government school, giving families more than one sector and access to early childhood, college and primary settings. Check the exact enrolment zone before applying.
Is Narrabundah safe?
Street-level conditions can vary, so check current incident information and visit at different times before deciding. Narrabundah's IRSAD position is relatively strong at the 9th decile, above the national midpoint, while 6.5% of residents need assistance. Consider lighting, routes and accessible services rather than relying on one safety label.
Is Narrabundah good for property investment?
Investment appeal comes from a 36.6% renter share, $440 weekly rent and a 1.07% annual growth trend, with overseas migration the primary driver. Vacancy is 8.7%, so compare property-level leasing prospects carefully. Rent growth of 12.5% is higher than 4.6% real income growth, which can support rents but also constrain affordability.
How is Narrabundah's population changing?
The population is 6,455 today, while population change across the wider area is 13.8% over 10 years. The annual trend is 1.07%, above zero, and overseas migration is the primary driver. Narrabundah is also on an Aging trajectory, with the senior share up 3.3 points and the working share down 3.0 points, so growth comes with changing service and housing needs.
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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