ACT2604· Pop. 13,034Tuggeranong Community Council

NARRABUNDAH

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.

Median price

—

no recent data

Rent yield

3.3%

modelled estimate

Annual growth

2.2%

modelled estimate

Vacancy rate

1.4%

modelled estimate

AI insights for NARRABUNDAH

Investment analysis, risks & comparisons

PREMIUM

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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Price figures are estimated — suburb-level data not available for this state. Verify with Domain or REA.

Median rent

$500/wk

weekly

Demand change

+1.4%

annual shift

Yield × growth index

2.8

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

5-year price history

No price history available.

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 3.3% 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 2022–23

Median 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

FTTC

Good — fibre to curb

Population density

9,366/km²

Very dense urban

Schools in postcode 2604

🏫2 Primary🎓1 Secondary

ACARA 2025

🏫Primary (2)

St Benedict's Primary School

Catholic · Yrs K-6

ICSEA 1061

Narrabundah Early Childhood School

Government · Yrs K-2

ICSEA 990

🎓Secondary (1)

Narrabundah College

Government · Yrs 11-12

ICSEA 1131

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

Moderate

61/ 100

11.6 offences / 100 persons

⚠ Modelled estimate · details

School quality

Above average

1061ICSEA · national avg 1000

3 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

39/ 100

🚆 4 train🚌 48 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Moderate momentum

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

none

Source: State GIS flood zone data

🔥

Bushfire risk

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in NARRABUNDAH

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