William Weekes
1/13 Lindsay Street, Narrabundah, ACT 2604
Auction
4 3 4
Open Saturday 6 June 11:15 am Auction Saturday 4 July 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Narrabundah — Ngunnawal Country
Initially developed in the 1940s and 50s to house workers and public servants, Narrabundah was designed with a 'garden city' philosophy. It historically featured a high proportion of government-built cottages, many of which remain today alongside modern architectural homes.
The suburb has undergone intense gentrification, evolving into a diverse community of professionals, academics, and families attracted by its proximity to the Parliamentary Triangle.
Overall Score
8.5
A premier Inner South location with high demand and exceptional long-term stability.
Aboriginal Name
Narrabundah— "Small bird"
Name Origin
Derived from the local Ngunnawal language word for the area.
Established
Gazetted 1927
Education Hub
Home to Narrabundah College, one of Australia's top-performing senior secondary schools.
Green Space
Bordered by the Jerrabomberra Wetlands and Matina Street parklands.
Architecture
Features a distinct mix of 'ex-gov' cottages and multi-million dollar contemporary rebuilds.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady growth supported by limited stock and consistent demand from families.
Amenity
9
Excellent proximity to Manuka, Kingston, and local boutique shops.
Schools
10
Access to elite public and private schooling is a primary value driver.
Transport
8
Well-serviced by bus routes with quick vehicle access to the Monaro Highway.
Risk Profile
7
Low environmental risk, though zoning changes and historical asbestos require due diligence.
Liveability
9
High quality of life with abundant parks, quiet streets, and community feel.
Demographics
8
High-income professional base with a growing family population.
Rental Demand
8
Strong demand from public servants and families seeking school catchment access.
Growth Potential
7
Limited land supply in the Inner South ensures long-term capital appreciation.
Affordability
3
One of the more expensive suburbs in Canberra, with high entry costs.
Crime & Safety
7
Generally safe, though typical urban property crime occurs in pockets.
Walkability
8
Highly walkable near the local shops and southern parklands.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,385,000
Reflecting premium Inner South status
Median Unit
$645,000
Includes townhouses and apartments
12mo Growth
4.2%
Outperforming broader ACT average
Vacancy Rate
1.4%
Tight rental market
Family Ratio
68%
High concentration of households
Education
Rank 1
Top tier school catchment area
✅ Key Advantages
- Elite school catchments including Narrabundah College and Red Hill Primary.
- Proximity to the Parliamentary Triangle and major employment hubs.
- Large block sizes compared to newer greenfield suburbs.
- Vibrant local shops with high-end dining and cafes.
- Strong historical capital growth and resilient property values.
- Abundant green space and proximity to Jerrabomberra Wetlands.
⚠️ Key Watch-Outs
- High entry price point for unrenovated properties.
- Historical 'Mr Fluffy' asbestos sites (mostly remediated but check records).
- RZ2 zoning can lead to increased density and traffic in specific streets.
- Significant variation in street appeal between 'Old' and 'New' Narrabundah.
- Aircraft noise potential due to proximity to Canberra Airport flight paths.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Established Professional
How this suburb feels day-to-day.
🏠 Property Types
Mix of detached houses, dual-occupancies, and low-rise apartments.
Dominant dwelling stock.
💰 Price Range
$600k (units) to $3.5m+ (luxury estates)
Typical entry to ceiling.
💡 Why It Matters
Narrabundah offers the 'Inner South' lifestyle at a slightly more accessible price point than Red Hill or Griffith, while maintaining superior school access. It is a suburb in transition, where older stock is rapidly being replaced by high-value modern residences.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,385,000
$1.1m – $3.8m
🏢 Unit Median
$645,000
$450k – $1.2m
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $580pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The wide price range reflects the diversity of stock, from original 2-bedroom cottages to expansive 5-bedroom architectural masterpieces.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
28% above Canberra metro median
Price comparison
📋 Income Ratio
8.8x average household income
Median price ÷ median income
💳 Gross Yield
3.6% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Affordability is low for first-home buyers but considered fair for the Inner South region. Buyers often trade off house size for location and school access.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+5.5% pa
Annual rental increase
Demand LevelHigh
👤 Tenant Profile
Public servants, diplomatic staff, and families prioritizing school catchments.
💼 Investor Outlook
Strong capital growth prospects and low vacancy rates make it a safe 'blue chip' investment. Yields are modest but tenant quality is exceptionally high.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+12.5% cumulative
3-Year Growth
+31.9% cumulative
5-Year Growth
📍 Growth Drivers
- Continued demand for Inner South school catchments.
- Gentrification through knock-down rebuilds.
- Proximity to the expanding Kingston Foreshore precinct.
- Limited new land release in the central Canberra area.
⛔ Headwinds
- High interest rate sensitivity for the $1.5m+ buyer segment.
- Potential for increased supply through RZ2 dual-occupancy developments.
- Rising construction costs impacting renovation feasibility.
🔮 5-Year Outlook
Expect steady capital appreciation outperforming the broader ACT market. The suburb will likely see a further shift toward luxury residences as older cottages are phased out.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
In line with ACT metropolitan averages
Relative comparison
Risk Categories
Property Crime: Medium Personal Safety: Low Traffic/Speeding: Medium
📋 What to Check Locally
Check specific street lighting and proximity to commercial hubs where foot traffic is higher.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Primary risks involve historical land use and zoning impacts rather than environmental hazards.
🌊 Flood Risk
Very low risk; some localized ponding near Jerrabomberra Creek during extreme events.
🔥 Bushfire Risk
Low risk; primarily an urban environment with managed parklands.
🏦 Insurance Impact
Standard premiums apply; ensure 'Mr Fluffy' status is confirmed for any property built before 1980.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
RZ1 (Low Density) and RZ2 (Suburban Core)
🔲 Overlays
Multi-unit housing development permitted in RZ2 zones.
🏗️ Development Hotspots
Streets adjacent to the Narrabundah shops and blocks over 700sqm.
RZ2 zoning allows for dual-occupancy, which can significantly increase land value but also change the streetscape character.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent bus connectivity to Civic and Woden; easy access to major arterials.
🛍️ Amenity & Retail
High-quality local shops featuring an artisan bakery, pharmacy, and renowned restaurants.
🌲 Parks & Recreation
Abundant, including Rocky Knob Park and the nearby Narrabundah Wetlands.
🏫 Schools
Top-tier; access to Narrabundah College is a major lifestyle and value driver.
🏥 Healthcare
Close proximity to Canberra Hospital (Garran) and private specialists in Deakin.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An affluent, highly educated population with a mix of established families and young professionals.
💵 Median Income
$125,000 pa (household)
🏠 Ownership
62% owner-occupied, 38% renting
🎂 Age Profile
Median age 37
🎓 Education
High proportion of residents with tertiary and post-graduate degrees.
📊 Age Distribution
The high income and education levels support local business premiumization and property price resilience.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on residential infill and modernization rather than large-scale commercial projects.
📈 Positive Impacts
- Modernization of housing stock through high-end rebuilds.
- Upgrades to local parklands and playground facilities.
- Improved retail offerings at the Narrabundah and Griffith shops.
📉 Negative Impacts
- Construction noise and traffic from ongoing residential redevelopments.
- Loss of original 'garden city' cottage character in some streets.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Red Hill
Position West
Price Significantly more expensive
Lifestyle Larger blocks, more prestige, less diverse housing
Best for Ultra-high net worth families
📍Griffith
Position North
Price More expensive
Lifestyle More manicured, closer to Manuka shopping
Best for Established professionals
📍Fyshwick
Position East
Price Industrial/Commercial
Lifestyle Employment hub, no residential lifestyle
Best for Business owners
📍Symonston
Position South
Price N/A (Semi-rural/Institutional)
Lifestyle Open space and government offices
Best for Commuters
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Ainslie
ACT
8.4/10
Character cottages, strong community feel, and premium inner-city location.
O'Connor
ACT
8.2/10
Mix of original post-war homes and modern rebuilds with high land value.
Haberfield
NSW
8.7/10
Strong 'garden suburb' heritage and family-centric demographic.
Subiaco
WA
8.9/10
High-end inner-city living with a mix of historic and modern architecture.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its quiet, leafy streets and exceptional educational opportunities, though some express concern over the pace of redevelopment.
★★★★★
Family Life
The best part is being able to walk the kids to school and then grab a coffee at the local shops. It feels like a village.
Community Walkability
★★★★☆
Investment
Expensive to get into, but the capital growth has been solid. We bought an old cottage to rebuild eventually.
Growth Price
★★★★☆
Convenience
Perfect for my commute to the Parliamentary Triangle. The bus service is reliable and the area is very safe.
Transport Safety
★★★☆☆
Development
Too many dual-occupancies going up lately. It's losing some of the old garden charm I moved here for.
Character Density
★★★★★
Local Economy
The locals are very loyal to the shops here. There's a real pride in supporting the Narrabundah community.
Vibrancy Support
★★★★☆
Lifestyle
Love the proximity to Kingston Foreshore for weekends, but Narrabundah is much quieter to live in.
Location Quiet
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties in the Narrabundah College catchment for maximum resale value.
- Look for RZ2 zoned blocks if you are interested in future dual-occupancy potential.
- Factor in a significant renovation budget if buying an original 'ex-gov' cottage.
- Check the 'Mr Fluffy' register for any historical asbestos remediation on the site.
- Attend several auctions to understand the local premium for north-facing blocks.
- Verify flight path noise levels during inspection times.
❓ Questions to Ask the Agent
- Is this property within the priority enrollment area for Red Hill Primary and Narrabundah College?
- Has this block ever been on the loose-fill asbestos (Mr Fluffy) register?
- What is the specific zoning (RZ1 or RZ2) and are there any recent dual-occupancy approvals nearby?
- Are there any heritage overlays affecting the ability to renovate or demolish?
- What are the results of the most recent Energy Efficiency Rating (EER)?
- Have there been any structural issues reported in the building and pest inspection?
- What is the history of the property’s ownership and previous sales attempts?
🏷️ Seller Strategy
- Highlight school catchment zones as the primary marketing angle.
- Ensure gardens are well-presented to align with the 'garden city' suburb character.
- Professional staging is essential to compete with high-end modern rebuilds.
- Provide a clear building and pest report to facilitate fast auction bidding.
- Market the lifestyle proximity to Manuka and Kingston Foreshore.
📣 Positioning Tips
Position the property as a rare opportunity to secure a foothold in the Inner South, emphasizing either its heritage charm or its potential as a blank canvas for a luxury dream home.
💼 Investment Case
Narrabundah is a 'capital growth' play rather than a 'yield' play.
⚠️ Investment Risks
High entry costs and lower rental yields compared to outer Canberra suburbs.
📈 Action Plan
- Target 3-bedroom houses with RZ2 zoning.
- Focus on properties within walking distance to Narrabundah shops.
- Maintain high-quality interiors to attract premium professional tenants.
- Consider long-term land banking of original cottages.
🔑 Renter Tips
- Be prepared with all documentation; competition for houses is fierce.
- Check for heating/cooling efficiency in older cottages.
- Look for properties with off-street parking.
🏘️ What Renters Love Here
Access to elite schools and a safe, quiet environment.
⚠️ Renter Watch-Outs
Older homes can have high utility costs due to poor insulation.
🏢 Landlord Strategy
- Invest in energy efficiency upgrades to meet ACT rental standards.
- Regular garden maintenance is highly valued by tenants in this area.
- Consider long-term leases for families to minimize turnover.
📋 Compliance & Management
Ensure compliance with ACT's minimum ceiling insulation standards and smoke alarm legislation.
🤝 Agent Insights
- School catchments are the #1 driver for buyers in this suburb.
- Stock levels are historically low, keeping prices resilient.
- Buyers are increasingly looking for 'turn-key' modern homes.
🎯 Marketing Angles
Elite Education Access, Inner South Lifestyle, Development Potential.
👤 Target Buyer Profile
Upsizing families, high-income professionals, and local developers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school catchment boundaries via the ACT Education Directorate website.✓
Check the ACT Government's Loose-fill Asbestos Disease (Mr Fluffy) register.✓
Review the ACT Planning and Land Authority (ACTPLA) zoning maps.✓
Inspect the property for signs of rising damp, common in older Narrabundah cottages.✓
Confirm the Energy Efficiency Rating (EER) as required by ACT law.✓
Check for any easements on the Title that may restrict building.✓
Assess the impact of aircraft noise via the Canberra Airport noise disclosure maps.✓
Review the Crown Lease conditions and any associated land rent status.✓
Evaluate the potential for solar access, especially for north-to-the-rear blocks.✓
Confirm the presence of any significant trees protected under ACT legislation.✓
Check the crime statistics for the specific street via ACT Police data.✓
Verify the status of any unapproved structures on the property.📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-06 and is intended for informational purposes only. It does not constitute financial or legal advice. Buyers should conduct their own independent research and seek professional advice before making property decisions.
