NARRABUNDAH
Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.
Median price
Est.$865,000
Modelled estimate · 2026
Rent yield
Est.3.0%
modelled estimate
Annual growth
Real2.2%
annualised from govt data
Vacancy rate
Est.1.4%
modelled estimate
AI insights for NARRABUNDAH
Investment analysis, risks & comparisons
NARRABUNDAH shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.
Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.
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Median rent
$500/wk
weekly
Demand change
+1.4%
annual shift
Yield × growth index
2.6
combined signal
Net yield (est.)
1.63%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+5.1%
est. compound, long-run avg
10-yr growth (CAGR)
+7.4%
est. compound, long-run avg
Rental demand
58 / 100
Strong demand
Supply pipeline
Est.0.4%
new dwellings approved / stock · Modelled estimate
Low supply pressure
Market overview
NARRABUNDAH is a metropolitan ACT suburb with moderate capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro ACT suburb with strong infrastructure and transport
- Rental yield 3.0% with stable tenant demand
- Very low vacancy rate — high rental demand
- Access to national transport network and amenities
Risk factors
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$2,434/wk
$103k taxable p.a.
Renters
44.5%
52.8% owner-occupier
Median age
37.0 yrs
Unemployment
3.0%
Population growth
+2.3% p.a.
Investor-owned
22.0%
of all dwellings (ATO)
Houses
11%
72% apartments
Degree qualified
61.3%
bachelor's or higher (ABS)
Work from home
40.9%
of employed residents (ABS Census)
Median lot size
150 m²
Apartment/strata
Household size
2.6 persons
avg per dwelling (ABS Census)
Short-term rental
3.1%
Some Airbnb activity
Market activity
Distance to CBD
6.4 km
Middle ring
Days on market
15 days
Fast-moving market
Auction clearance
69.5%
Strong demand
Walkability
44 / 100
Very walkable
Coastal proximity
146.3 km
Inland
NBN technology
FTTCGood — fibre to curb
Population density
9,366/km²
Very dense urban
Schools in postcode 2604
🏫Primary (2)
Catholic · Yrs K-6 · Major Cities
Narrabundah Early Childhood School
Government · Yrs K-2 · Major Cities
🎓Secondary (1)
Government · Yrs 11-12 · Major Cities
ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.
Liveability & safety
Safety index
High crime2.5 offences / 100 persons
Source: ACT Policing · 2025 Q2
School quality
Above average3 schools in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
45
/ 100
Moderate indicators of demographic change. Young professionals, rising degree rates, and reasonable transit suggest gradual improvement.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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