Narrabundah
Public administration employs 38.9% of the local workforce here, more than double the next industry, a signature of an inner-Canberra suburb where the federal payroll sets the tone. Household income reaches $2,353 a week, the 89.4th percentile nationally, and the suburb scores decile 10 on the SEIFA education and occupation index, the top advantage tier. Yet the housing stays detached and family-oriented: 68.2% are separate houses and 43.0% have three bedrooms, against a $634,000 estimated median that is modest relative to incomes this high. University qualifications hit 57.8%, which is 27.7 points above the national figure, and the population of 6,455 is aging, with the senior share up 3.3 points over the decade.
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
16
Median House
$634K
Estimated from rent (2025)
The estimated median house price of $634,000 looks accessible against household incomes in the 89.4th percentile, and the stock suits families: 68.2% of dwellings are separate houses, with apartments only 19.1% and semi-detached 12.7%. Three-bedroom homes dominate at 43.0% and four-plus bedroom houses add 25.5%, so detached family living is the norm rather than the exception. Monthly mortgage repayments average $2,392, giving a mortgage-to-income ratio of 23.5%, well below the 30% stress threshold because incomes here run far higher than the purchase price implies. Owner-occupiers make up 62.1% combined (27.6% outright plus 34.5% mortgage), which means buyers compete more with established residents than with investors for the detached stock.
For Buyers
The estimated median house price of $634,000 looks accessible against household incomes in the 89.4th percentile, and the stock suits families: 68.2% of dwellings are separate houses, with apartments only 19.1% and semi-detached 12.7%. Three-bedroom homes dominate at 43.0% and four-plus bedroom houses add 25.5%, so detached family living is the norm rather than the exception. Monthly mortgage repayments average $2,392, giving a mortgage-to-income ratio of 23.5%, well below the 30% stress threshold because incomes here run far higher than the purchase price implies. Owner-occupiers make up 62.1% combined (27.6% outright plus 34.5% mortgage), which means buyers compete more with established residents than with investors for the detached stock.
For Investors
A 37.9% renter share and weekly rent of $440 give landlords a solid tenant base, and against the $634,000 median that implies a gross yield near 3.6%, healthier than most inner-city markets. The 8.7% vacancy rate is higher than ideal and signals some softness, partly because apartments are 19.1% of stock and turn over faster than houses. Demand support is real: overseas migration adds 110 residents a year and net internal migration a further 52, the strongest combined inflow profile the forecast records. Development is light at 15 applications in 12 months, mostly dual-occupancy and multi-unit conversions of single blocks, so new rental supply stays constrained. With rent up 12.5% over the period and annual population growth of 1.07%, the case rests on steady yield plus migration-driven demand rather than rapid capital gains.
Development Activity
Total DAs
72
Last 12 Months
16
YoY ChangeiYear-over-year change in DA lodgements
+60.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Narrabundah iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Narrabundah College
11-12 · 977 students
St Benedict's Primary School
K-6 · 165 students
Narrabundah Early Childhood School
K-2 · 53 students
Demographics
The median age of 40 sits level with the national figure, but the trajectory is aging: the senior share rose 3.3 points while the working-age share fell 3.0 points over the decade. Overseas-born residents reach 29.9%, which is 8.3 points above national, and university qualifications at 57.8% run 27.7 points higher, among the most educated profiles outside the wealthiest enclaves. Ancestry leans Anglo-Celtic, led by English (2,033), Irish (823) and Scottish (673), while the top non-English languages are Mandarin (63), Nepali (54) and French (53). Average household size is 2.4, just 0.1 below national, and couples with children (2,057 families) outnumber couples with no children (1,165), consistent with the detached, three-bedroom housing stock that families occupy.
Age Distribution
Bedrooms
Dwelling Structure
68.2%
Houses
12.7%
Townhouse
19.1%
Apartment
Tenure
Tenure splits three ways: 27.6% own outright, 34.5% carry a mortgage and 37.9% rent, so owner-occupiers hold a 62.1% combined majority over tenants. The stock is overwhelmingly detached at 68.2% separate houses, with apartments at 19.1% and semi-detached at 12.7%, which keeps the suburb family-oriented rather than high-density. Three-bedroom dwellings account for 43.0% and four-plus bedroom homes 25.5%, so larger family homes dominate. The estimated median house price of $634,000 is low relative to the 89.4th-percentile household incomes, and that gap shows in affordability: mortgage-to-income sits at 23.5% and rent-to-income at 18.7%, both comfortably below the 30% stress line. Affordability has improved from 40.2% in 2011 to 35.2% in 2021, a rare easing trend.
Mortgage / mo
$2,392
Rent / wk
$440
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
25.1%
Couples, no children
4,639
Total families
Economy & Employment
The workforce is dominated by government: Public Admin leads at 38.9% (1,002 workers), more than double Professional/Tech at 13.5% (348), with Healthcare at 11.6% (298), Education at 9.4% and Construction at 5.0%. By occupation, Professionals (1,171) and Managers (722) account for the bulk of jobs, which aligns with the decile 10 IEO score for education and occupation. Unemployment is low at 3.8% and the full-time employment rate is 70.8%. Participation reads 59.8%, held down by the aging profile that leaves 1,592 residents not in the labour force. One anomaly stands out: the IER economic-resources score sits at decile 6 against decile 10 on the education index, because the 37.9% renter base depresses aggregate household wealth measures even where incomes are high.
Unemployment
3.6%
Labour Force
3,876
Unemployed
138
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
70.8%
Part-time
25.4%
Participation
59.8%
Employed
3,056
Occupations
Top Industries
University
57.8%
Postgraduate
24.2%
Born Overseas
29.9%
Dwellings
2,447
Transport to Work
Car reliance is high at 77.6% of commuters driving, with public transport at just 5.8% and active travel at 8.4%, a profile typical of a low-density inner-Canberra suburb at 1,578 residents per km2. The suburb earns decile 10 on the IEO index and decile 9 on IRSAD, both near the top advantage tier nationally, while decile 8 on IRSD for relative disadvantage means few residents face deprivation. Volunteering runs at 21.6% and only 6.5% (388 people) need daily assistance despite the median age of 40. No schools are recorded inside the 4.09 km2 boundary in this dataset, so families rely on institutions in neighbouring suburbs, a practical trade-off offset by the detached, family-sized housing that makes up 68.2% of dwellings.
Drive
77.6%
Public Transport
5.8%
Walk / Cycle
8.4%
Work from Home
N/A
Population Forecast
+1.07%/yr
(+75 people/yr)
EstablishedNarrabundah is growing steadily rather than booming: annual population growth registers 1.07%, about 75 residents a year, and the 10-year change is 13.8%, classifying it as an established suburb with slow expansion. Medium forecasts lift the population from 6,960 in 2026 to 7,336 by 2031. Overseas migration of 110 a year is the primary driver, supported by net internal migration of 52, a positive combination that is uncommon. The gentrification stage reads early signs, scoring 28, with signals including a 20% population rise since 2011 and acceleration from 3% to 16%. Real incomes grew 4.6% over the decade and the affordability ratio improved from 40.2% to 35.2%, so the suburb is strengthening without the displacement pressure of faster-gentrifying areas.
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?
Narrabundah scores decile 10 on the SEIFA education and occupation index and decile 9 on IRSAD, near the top advantage tier nationally, with household income in the 89.4th percentile. University qualifications reach 57.8%, 27.7 points above national. The main trade-offs are high car reliance at 77.6% and no schools inside the boundary.
What is the median house price in Narrabundah?
The estimated median house price is $634,000, modest relative to local incomes in the 89.4th percentile. Weekly rent averages $440 and monthly mortgage repayments run about $2,392, giving a mortgage-to-income ratio of 23.5%, comfortably below the 30% stress threshold.
What schools are in Narrabundah?
No schools are recorded inside the 4.09 km2 Narrabundah boundary in this dataset, so families rely on schools in neighbouring suburbs. The local population is highly educated, with university qualifications at 57.8%, which is 27.7 points above the national figure.
Is Narrabundah safe?
Detailed crime statistics are not available for Narrabundah in this dataset. As an indirect indicator, the suburb scores decile 8 on the IRSD index of relative disadvantage, a high tier, and only 6.5% of its 6,455 residents need daily assistance, both consistent with a low-disadvantage area.
Is Narrabundah good for property investment?
Rent of $440 a week against a $634,000 median gives a gross yield near 3.6%, healthier than most inner-city markets, though the 8.7% vacancy rate signals some softness. Overseas migration of 110 a year plus net internal migration of 52 support demand, with annual population growth of 1.07%.
How is Narrabundah's population changing?
Population growth is 1.07% annually, about 75 residents a year, with a 13.8% rise over 10 years. Medium forecasts lift the population from 6,960 in 2026 to 7,336 by 2031. The profile is aging, with the senior share up 3.3 points and the working-age share down 3.0 points over the decade.
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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