Griffith vs Narrabundah

In both, most households own their home. In Griffith, about half of homes are flats or apartments and about half of households are people living alone. In Narrabundah, most homes are detached houses. Houses cost more in Griffith: a median of $2.23 million, against $1.42 million in Narrabundah. Griffith is closer to the city centre: 8.3 km, against 13.3 km. On these figures, Griffith tends to suit young adults and people living alone, while Narrabundah suits buyers on a tighter budget.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Narrabundah

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (8 vs 4)
  • has more separate houses rather than flats (68% vs 36%)
  • is already more of a family suburb (53% vs 40%)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Narrabundah

ahead on the one thing that separates them

  • has cheaper houses ($1,415,500 vs $2,225,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Griffith

ahead on the one thing that separates them

  • sits closer to the CBD (8.3 km vs 13.3 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Griffith has more units and townhouses to downsize into (64% vs 32%)
  • Narrabundah has more GPs (3 vs 0)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

They split

one each way, out of the 3 things we measure here

  • Griffith is growing faster (16.5% vs 8.3%)
  • Narrabundah returns a higher gross yield on houses (3.8% vs 2.2%)

Weighs house yield, unit yield, and population growth.

Where they sit

Griffith and Narrabundah drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Griffith Narrabundah
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Griffith Narrabundah
Walkability 88 / 84
Griffith — Walkability: 88/100 Narrabundah — Walkability: 84/100
Safety 31 / 31
Griffith — Safety: 31/100 Narrabundah — Safety: 31/100
Low fire risk 100 / 13
Griffith — Low fire risk: 100/100 Narrabundah — Low fire risk: 13/100
Low flood risk 100 / 57
Griffith — Low flood risk: 100/100 Narrabundah — Low flood risk: 57/100

Demographics

Narrabundah skews older (40 vs 38).

Griffith Narrabundah
Population 5,328 6,455
+21% vs other
Population trend (2016 → 2021) +16.5% +8.3%
Median age 38 40
Median household income $132,184/yr
+7% vs other
 $122,356/yr
Median weekly rent $462/wk
+5% vs other
 $440/wk

Age profile

Share of residents in each band, 2021 Census.

Griffith Narrabundah
0-4 3.7% / 5.0%
Griffith — 0-4: 3.7% Narrabundah — 0-4: 5.0%
5-14 9.4% / 12.7%
Griffith — 5-14: 9.4% Narrabundah — 5-14: 12.7%
15-19 5.4% / 5.8%
Griffith — 15-19: 5.4% Narrabundah — 15-19: 5.8%
20-24 6.0% / 5.3%
Griffith — 20-24: 6.0% Narrabundah — 20-24: 5.3%
25-34 20.6% / 12.5%
Griffith — 25-34: 20.6% Narrabundah — 25-34: 12.5%
35-44 13.3% / 14.5%
Griffith — 35-44: 13.3% Narrabundah — 35-44: 14.5%
45-54 13.5% / 13.7%
Griffith — 45-54: 13.5% Narrabundah — 45-54: 13.7%
55-64 12.0% / 12.2%
Griffith — 55-64: 12.0% Narrabundah — 55-64: 12.2%
65-74 8.4% / 9.2%
Griffith — 65-74: 8.4% Narrabundah — 65-74: 9.2%
75-84 4.9% / 5.5%
Griffith — 75-84: 4.9% Narrabundah — 75-84: 5.5%
85+ 2.9% / 3.6%
Griffith — 85+: 2.9% Narrabundah — 85+: 3.6%

Bars are drawn against the largest share shown (20.6%).

Who lives together

Household composition, 2021 Census.

Griffith 50.3% lone person
Griffith — Lone Person: 50.3% Griffith — Couple Families: 31.2% Griffith — One Parent Families: 9.2% Griffith — Group Household: 7.9% Griffith — Other Families: 1.3%
Narrabundah 39.3% lone person
Narrabundah — Lone Person: 39.3% Narrabundah — Couple Families: 38.8% Narrabundah — One Parent Families: 14.2% Narrabundah — Group Household: 6.3% Narrabundah — Other Families: 1.3%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Griffith 41.4% renting
Griffith — Owned Outright: 25.6% Griffith — Mortgage: 33.0% Griffith — Renting: 41.4%
Narrabundah 37.9% renting
Narrabundah — Owned Outright: 27.6% Narrabundah — Mortgage: 34.5% Narrabundah — Renting: 37.9%
Owned outright Mortgage Renting

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Griffith Narrabundah
England 4.2% / 3.4%
Griffith — England: 4.2% Narrabundah — England: 3.4%
India 1.9% / 2.6%
Griffith — India: 1.9% Narrabundah — India: 2.6%
China 1.7% / 1.2%
Griffith — China: 1.7% Narrabundah — China: 1.2%
New Zealand 1.3% / 1.3%
Griffith — New Zealand: 1.3% Narrabundah — New Zealand: 1.3%
Nepal 1.2% / 1.4%
Griffith — Nepal: 1.2% Narrabundah — Nepal: 1.4%

Bars are drawn against the largest share shown (4.2%).

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Griffith Narrabundah
Bachelor Degree 28.2% / 20.6%
Griffith — Bachelor Degree: 28.2% Narrabundah — Bachelor Degree: 20.6%
Postgraduate Degree 19.2% / 14.8%
Griffith — Postgraduate Degree: 19.2% Narrabundah — Postgraduate Degree: 14.8%
Advanced Diploma / Diploma 6.0% / 6.4%
Griffith — Advanced Diploma / Diploma: 6.0% Narrabundah — Advanced Diploma / Diploma: 6.4%
Certificate III & IV 4.9% / 6.8%
Griffith — Certificate III & IV: 4.9% Narrabundah — Certificate III & IV: 6.8%
Graduate Diploma / Certificate 5.3% / 4.1%
Griffith — Graduate Diploma / Certificate: 5.3% Narrabundah — Graduate Diploma / Certificate: 4.1%

Bars are drawn against the largest share shown (28.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Griffith 35.6% houses
Griffith — Houses: 35.6% Griffith — Flats / Apartments: 53.6% Griffith — Townhouses: 10.7%
Narrabundah 68.2% houses
Narrabundah — Houses: 68.2% Narrabundah — Flats / Apartments: 19.1% Narrabundah — Townhouses: 12.7%
Houses Flats / Apartments Townhouses

Property market

Griffith Narrabundah
Median house price $2,225,000 $1,415,500
Median unit price $626,250 $570,000
Median land price —
same for both
Typical days to sell (houses) 43 days
from 37 sales
 26 days
from 74 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Griffith Narrabundah
3 bed $1.95M / $1.3M
Griffith — 3 bed: $1.95M (11 sales) Narrabundah — 3 bed: $1.3M (46 sales)

11 vs 46 sales

4 bed $2.24M / $1.68M
Griffith — 4 bed: $2.24M (26 sales) Narrabundah — 4 bed: $1.68M (32 sales)

26 vs 32 sales

5 bed $3.14M / $2M
Griffith — 5 bed: $3.14M (6 sales) Narrabundah — 5 bed: $2M (6 sales)

6 vs 6 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Griffith Narrabundah
1 bed $500K / $290K
Griffith — 1 bed: $500K (45 sales) Narrabundah — 1 bed: $290K (11 sales)

45 vs 11 sales

2 bed $640K / $575K
Griffith — 2 bed: $640K (119 sales) Narrabundah — 2 bed: $575K (33 sales)

119 vs 33 sales

3 bed $895K / $830K
Griffith — 3 bed: $895K (22 sales) Narrabundah — 3 bed: $830K (10 sales)

22 vs 10 sales

Development activity

Griffith Narrabundah
New dwellings approved 3,750
across Unincorporated ACT
same for both
Approvals change year on year -48%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Griffith Narrabundah
Houses 2.2%
$825/wk on $2M
 3.8%
$778/wk on $1.06M
Units 5.3%
$620/wk on $610K
 5.1%
$585/wk on $594K

Ranking within ACT

Griffith Narrabundah
House price —
same for both
Income Higher than 64% of ACT Higher than 48% of ACT
Schools — Higher than 68% of ACT
Walkability Higher than 96% of ACT Higher than 89% of ACT
Affordability —
same for both
EV adoption Higher than 91% of ACT Higher than 52% of ACT
NBN connectivity Higher than 63% of ACT Higher than 48% of ACT
Rental yield (houses) Higher than 2% of ACT Higher than 25% of ACT
Rental yield (units) Higher than 24% of ACT Higher than 22% of ACT

Liveability

Griffith scores higher overall (88 vs 51).

Griffith Narrabundah
Grade A+ B
Score 88/100 51/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Narrabundah carries more bushfire risk (87 vs 0); Narrabundah carries more flood risk (43 vs 0).

Griffith Narrabundah
Bushfire None
0/100
 High
87/100
Crime Moderate
69/100
same for both
Flood None
0/100
 Moderate
43/100
Coastal erosion None
0/100
same for both
Aircraft noise Not mapped
no mapped data here
same for both
Industrial facilities nearby 7
within 5 km
same for both

Schools

Griffith Narrabundah
Inside the suburb 2 3
Rated above peers 1
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 3
UNSW Canberra, 2.1 km
 2
UNSW Canberra, 3.3 km
Full-time students aged 15–24 2.8% 2.5%

Schools in Griffith

  • St Clare's College Catholic · Secondary above peers
  • St Edmund's College Canberra Independent · Combined

Schools in Narrabundah

  • St Benedict's Primary School Catholic · Primary above peers
  • Narrabundah College Government · Secondary
  • Narrabundah Early Childhood School Government · Primary

Amenities in the suburb

Griffith Narrabundah
Supermarkets 3 0
Cafes & restaurants 21 6
Parks & reserves 4 8
Childcare 3 4
GPs 0 3
Pharmacies 3 1
Banks & Bank@Post 3 0
Fuel stations 2 0
EV chargers 2 0
Waterways 0 3

Mobility

Narrabundah sits further from the CBD (13.3 km vs 8.3 km).

Griffith Narrabundah
Walkability score 88/100 84/100
Distance to Canberra 8.3 km 13.3 km
+60% vs other
Drive time (normal traffic) 17 min 19 min
Public transport score 78/100
Bus
same for both
Peak arrivals per hour 72.2
7-9am + 5-7pm
 142.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 4.6%
postcode 2603
 3.6%
postcode 2604
Rooftop solar per 100 dwellings 25
postcode 2603
 16
postcode 2604

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Griffith Narrabundah
Car (driver) 58.3% / 66.3%
Griffith — Car (driver): 58.3% Narrabundah — Car (driver): 66.3%
Worked from Home 14.6% / 13.8%
Griffith — Worked from Home: 14.6% Narrabundah — Worked from Home: 13.8%
Car (passenger) 7.0% / 7.0%
Griffith — Car (passenger): 7.0% Narrabundah — Car (passenger): 7.0%
Bus 7.2% / 5.6%
Griffith — Bus: 7.2% Narrabundah — Bus: 5.6%
Walked Only 8.7% / 2.6%
Griffith — Walked Only: 8.7% Narrabundah — Walked Only: 2.6%
Bicycle 4.2% / 4.6%
Griffith — Bicycle: 4.2% Narrabundah — Bicycle: 4.6%

Bars are drawn against the largest share shown (66.3%).

Setting

Griffith Narrabundah
Elevation 585 m
above sea level, at the suburb centre
 581 m
above sea level, at the suburb centre

NBN connectivity

Griffith Narrabundah
Connectivity score 66/100 54/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 22%
3,410 premises
 10%
3,273 premises

Climate

Griffith Narrabundah
Annual rainfall 622 mm
same for both
Summer max (Jan) 28.5°C
same for both
Winter min (Jul) 0.8°C
same for both

Air quality (annual mean)

Griffith Narrabundah
PM2.5 5.4 µg/m³
same for both
PM10 14.1 µg/m³
same for both
NO₂ —
same for both

Council rates

Griffith Narrabundah
Average residential rate $3,105/yr
same for both
Council Unincorporated ACT
same for both

Federal electorate

Griffith Narrabundah
Division Canberra
same for both
Member Alicia Payne
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Griffith Narrabundah
Grant amount Not offered
same for both
Property price cap —
same for both
Eligibility None
same for both

Tags

Griffith

Apartments Cafe Culture Inner Parks Professionals

Narrabundah

Inner Parks Premium Professionals

More comparisons

Other comparisons with Griffith

Griffith vs Kingston Griffith vs Red Hill Griffith vs Barton Griffith vs Forrest Griffith vs Fyshwick

Other comparisons with Narrabundah

Narrabundah vs Red Hill Narrabundah vs Symonston Narrabundah vs Fyshwick
Full data on Griffith Full data on Narrabundah
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or