Carramar, NSW
UNDERVALUED2,615 sales · 36 years of data · NSW, Australia
Carramar, NSW Property Market Overview
Carramar, NSW, 2163, is a residential suburb located in Sydney. With 36 years of recorded sales data encompassing 2,615 transactions, Carramar offers a substantial historical perspective on its property market. The current median property price across all types is $466,000, reflecting a mix of housing options in the area.
Carramar's property landscape is diverse, with a current median house price of $1,150,000 and a current median apartment price of $393,500. This difference highlights the variety of dwellings available, catering to different buyer preferences and budgets. The suburb's long-term growth is reflected in its capital growth rates, making it a suburb of interest for those analysing Sydney's property trends.
Property Mix
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Every figure backed by NSW government sale records
What Subscribers See
A preview of the full analysis available for Carramar
Top streets in Carramar, NSW by median sale price
See which streets command the highest prices and how many sales back each ranking.
| # | Street | Median Price |
|---|---|---|
| 1 | Waterside Cres | $345,000 |
| 2 | Sandal Cres | $325,000 |
| 3 | Waterside Cres | $860,000 |
| 4 | River Ave | $1,265,000 |
... and 61 more streets available
Subscribers also see:
- Street price per m² analysis
- Street annual growth rates (CAGR)
- Premium vs discount % comparison
Streets by price per square metre
Compare land and building value across streets — essential for finding underpriced pockets.
| # | Street | Median $/m² |
|---|---|---|
| 1 | Quest Ave | $2,302/m² |
| 2 | Mitchell St | $1,581/m² |
| 3 | The Horsley Dr | $1,960/m² |
| 4 | Denison St | $1,638/m² |
... and more $/m² rankings
View full $/m² data →Fastest growing streets by median price
10-year compound annual growth rate (CAGR) by street — see which streets are outperforming the suburb.
| # | Street | 10yr CAGR |
|---|---|---|
| 1 | Laurel St | +5.7% |
| 2 | River Ave | +4.6% |
| 3 | Wattle Ave | +3.4% |
| 4 | Waterside Cres | +2.8% |
... and more street growth rates
See all growth rates →Past growth rates are not indicative of future performance. This data is for informational purposes only.
Building-by-building comparison
| # | Address | Median |
|---|---|---|
| 1 | 2 Laurel St | $575,000 |
... and 42 more buildings
Compare individual buildings by price per sqm, median unit price, and sales volume. Identify which buildings are gaining or losing value relative to the suburb average.
View full building data →Flipper risk & hold period analysis
Properties resold within 2 years may signal problems — structural issues, noisy locations, or overpayment. See hold period distribution and flagged streets.
See flipper risk data →Settlement times & problem streets
Extended settlement times can indicate building defects, financing difficulties, or legal issues. See which streets have the longest settlement periods.
See settlement data →Density & development tracking
Track which streets are converting from houses to apartments. Understand how density is changing the suburb's character and property values over time.
See density trends →Unlock the full Carramar analysis
65 streets and 46 buildings to explore
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Carramar at a Glance
Carramar, NSW
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Local Amenities
Living in Carramar, NSW
Living in Carramar offers a suburban lifestyle with convenient access to essential amenities. The area is serviced by the Carramar train station, providing easy access to Sydney's CBD and surrounding suburbs. Families are drawn to Carramar due to its proximity to schools like Carramar Public School and nearby secondary schools.
For shopping and leisure, residents often visit the nearby Cabramatta shopping district, offering a diverse range of shops and restaurants. Parks and recreational areas, such as the local reserves, provide spaces for outdoor activities and community gatherings. The suburb has a multicultural vibe, reflecting the diverse backgrounds of its residents.
Carramar is known for its friendly community atmosphere and well-maintained streets. The suburb offers a balance between quiet residential living and access to urban conveniences, making it an appealing place to call home. The local community actively participates in various events and initiatives, fostering a strong sense of belonging.
Who Buys in Carramar?
Carramar attracts a diverse range of buyers, including families, first home buyers, and investors. The suburb's relatively affordable apartment prices, with a current median of $393,500, appeal to first home buyers and those seeking entry-level properties. The significant proportion of strata title apartments (45.5%) also attracts investors looking for rental opportunities.
Families are drawn to Carramar due to its schools, parks, and relatively spacious houses, with a current median price of $1,150,000. The suburb's long-term growth, as reflected in its 10-year CAGR of 1.9% and full-period CAGR of 4.9%, also appeals to buyers seeking long-term capital appreciation.
Market Analysis
Currently, Carramar's property market cycle position is assessed as being below its long-term trend, placing it in undervalued territory. This indicates that property prices are currently lower than what historical trends would suggest.
This cycle position in Carramar's property market means that, based on historical data, there may be potential for price correction and growth in the future. However, it's important to note that past performance is not indicative of future results, and various economic factors can influence market dynamics.
Is Carramar a Good Investment?
Carramar's property market demonstrates consistent long-term growth, as evidenced by its historical CAGR figures. The 10-year CAGR of 1.9%, 20-year CAGR of 3.1%, and full-period CAGR of 4.9% indicate a steady increase in property values over time. This historical performance suggests resilience and enduring appeal for property owners in Carramar.
Currently, Carramar's property cycle position is assessed as being below its long-term trend, placing it in undervalued territory. This may present potential opportunities for buyers seeking to enter the market at a relatively lower price point. However, it's essential to conduct thorough due diligence and consider various market factors before making any decisions. The suburb's established infrastructure and diverse housing options further contribute to its appeal.
Carramar Market Outlook
As of early 2026, Carramar's property market is assessed as being below its long-term trend, placing it in undervalued territory. This suggests that property prices are currently lower than what historical trends would indicate. Recent price trends reflect this cycle position, although market dynamics can shift over time.
It's important to monitor economic indicators and local market conditions to gain a comprehensive understanding of Carramar's property market. Buyers and sellers should stay informed about the latest developments and seek professional advice when making property decisions. The long-term growth potential of Carramar remains a key factor for those considering the area.
Streets & Location in Carramar, NSW
Carramar, situated in the 2163 postcode area, features a mix of residential streets. Among the notable streets in the area, based on median property prices, are WATTLE AVE, RIVER AVE, and LAUREL ST. These streets often attract attention due to their desirable location and property values.
With a total of 65 streets, Carramar provides a well-established network of residential areas. Its location within Sydney makes it accessible to various amenities and transport links, contributing to its appeal as a residential suburb.
Market Dynamics
The average settlement timeframe for properties in Carramar is approximately 50 days. This relatively quick settlement period suggests an efficient transaction process and a steady flow of activity in the property market.
Data on quick-flip percentage is currently unavailable for Carramar. However, the existing data provides insights into the overall market activity and transaction patterns within the suburb, reflecting a stable and active property market.
Development & Density
Carramar features a mix of housing types, with a notable presence of apartment buildings. There are 46 apartment buildings in Carramar, contributing to the suburb's diverse housing options and accommodating a range of residents.
The presence of these apartment buildings influences the overall development density of Carramar, creating a balance between detached houses and higher-density living. This mix of housing types caters to different lifestyle preferences and affordability levels.
Growth & Property Mix
Over the past 10 years, Carramar has experienced a compound annual growth rate (CAGR) of 1.9% in property values. Looking further back, the 20-year CAGR stands at 3.1%, while the full-period CAGR, spanning 36 years of data, is 4.9%. This long-term growth demonstrates the suburb's resilience and enduring appeal.
The property mix in Carramar is notable, with 45.5% of properties being strata title apartments. This significant proportion of apartments influences the overall median price and presents opportunities for different investment strategies.
All data on this page is sourced from NSW government property sale records. Market analysis, cycle positions, growth rates, and all other metrics are provided for informational purposes only and do not constitute financial, investment, legal, or property advice. Always seek independent professional advice before making any property or financial decisions.
This information is based on historical sales data and does not constitute financial, investment, or property advice. Past performance is not indicative of future results. Always consult a qualified professional before making property decisions.