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ABS 2021 Census · Updated 21 May 2026
Narrabundah is an inner-city suburb of Canberra, Australia, with a population of approximately 6,455, making it a smaller community. Located approximately 6 km from the Canberra CBD, Narrabundah is a inner city area in Australian Capital Territory. The median household income is $122,356 per year.
Narrabundah benefits from a high-income resident base, supporting premium property pricing. The short commute to the city centre is a key demand driver.
Official Australia Post postcode for Narrabundah. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 2 schools within or near this suburb.
Find schools near Narrabundah on My School →Estimated 3 parks and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Narrabundah's population of 6,455 sits 70% above the Australian Capital Territory suburb median of 3,808, giving it a wider tenant and buyer catchment than the average ACT locality. At $122,356/year, household income in Narrabundah is within 1% of the Australian Capital Territory median ($123,916), placing the suburb firmly in the state's mainstream demographic band. Rent of $440/week (80% coverage of the $2,392/month median mortgage) leaves a gap of roughly $485/month that a typical investor bridges with negative gearing, depreciation and capital growth. At 6 km from the Canberra CBD, Narrabundah sits inside the high-demand inner ring — properties here compete directly with the city's employment, transport and amenity networks.
Inner-city investors should model strata costs and rate rises carefully, since gross yields here are often compressed by higher entry prices. Local rents consume roughly 19% of household income — a useful sanity check on tenant affordability.
How Narrabundah stacks up against the median of all Australian Capital Territory suburbs in our dataset. Positive values mean Narrabundah sits above the state median; negative means below.
| Metric | Narrabundah | ACT median | Δ vs state |
|---|---|---|---|
| Population | 6,455 | 3,808 | +70% |
| Median household income | $122,356/yr | $123,916/yr | -1% |
| Median rent (weekly) | $440 | $450 | -2% |
| Median mortgage (monthly) | $2,392 | $2,144 | +12% |
| Distance to CBD | 6 km | 10 km | -40% |
| Separate houses | 62% | 71% | -9pp |
Pre-inspection briefing for Narrabundah — every item is derived from public datasets, with full citations in our data sources page.
Solid buy-and-hold profile: a population of 6,455 and household income close to the ACT median ($122,356 vs $123,916) give the market enough depth for patient capital growth without the premium entry price of inner suburbs.
Moderate rental coverage: rent of $440/week covers 80% of a $2,392/month mortgage, leaving a $485/month gap that an investor bridges with equity, depreciation and tax benefits.
With 62% houses in a 6,455-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Run the numbers on a Narrabundah property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Property values in Narrabundah should track the wider Australian Capital Territory market through 2026, with the $122,356/year median household income (close to the $123,916 state median) keeping the suburb firmly mid-pack. Rental coverage runs at ~80% of the typical mortgage ($1,907/month rent vs $2,392/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 81/100 places Narrabundah in the top tier of Australian suburbs we profile, and overall investor sentiment is constructive heading into the second half of 2026.
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Narrabundah scores 81/100 on our EquitySight investment framework — a strong rating. That score is driven by a population of 6,455, median household income of $122,356/year and median weekly rent of $440. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Narrabundah are proximity to Canberra (6 km), a median household income of $122,356/year, a dwelling mix that is 62% separate houses, roughly 2 schools and 3 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Narrabundah has a usual resident population of approximately 6,455, compared with a Australian Capital Territory suburb median of 3,808 — placing it in the upper half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Narrabundah sits 6 km straight-line from the Canberra CBD. This is inner-ring territory — pricing competes directly with established Canberra employment nodes.
The most recent census recorded a median weekly rent of $440 in Narrabundah, equating to approximately $22,880/year in gross rental income (state median $450/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Narrabundah is $2,392, or approximately $28,704/year (vs $2,144/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $440 works out to $1,907/month, covering 80% of the median mortgage repayment of $2,392/month. That leaves a $485/month shortfall (around $5,820/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are interest-rate sensitivity on the $2,392 median mortgage, the broader Australian Capital Territory market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.