Free market report · Data to July 2026
Narembeen property market
Narembeen is one of the 453 council areas we track on the Momentum Dial, our property clock. This page is the plain-numbers read: where it sits in the cycle, who lives there, what's being built, and the suburbs inside it.
Narembeen is home to 853 people. On the Buyers First Momentum Dial its house market currently reads at Peak. Here's the rest of the picture, in plain numbers.
Houses · cycle position
Peak
The Narembeen house market is growing at its fastest pace in the current cycle. That is a momentum reading, not a crash call: markets can sit at peak growth for a long time before easing.
+6% to +9%
Modelled 12-month price range
0.0%
Modelled 12-month rent change
Units · cycle position
Not enough unit sales in Narembeen for a reliable cycle reading. That's common outside the cities, and honest beats guessed.
At a glance · houses
$387,932
Typical house, August 2026
+2.7% a year since 2010
+3.3%
Growth a year, last 10 years
+6.7% a year over the last 5
853
People, 2025
+0.6% a year, last 5 years
6 of 15
Years prices fell since 2010
Worst: 2020, -3%
The clock measures growth momentum, not price. Peak means growing fastest, not about to fall. Cycle data and projections sourced from HtAG Analytics. See Narembeen on the clock.
Free · One per person
Want all of this written up for Narembeen?
The full report is this data as a written document, plus the current price, rent, yield and growth on one suburb inside Narembeen, and the numbers that cut against the area. I write them by hand, so it comes from me rather than out of a system.
The numbers, explained
Narembeen in charts.
The typical house in Narembeen went from $247,659 in 2010 to $387,932 in August 2026. That is +57% in total, +2.7% a year. It went backwards 6 years in a row at one point. Any market can have a bad year. The ones that stack them are the ones that hurt, and this is the number we weigh most.
Houses · price change each year · 2011 to 2026
Prices in Narembeen fell in 6 of the last 15 years
+57%
Since 2010
+3.3%
Per year, last 10 years
6 of 15
Years going backwards
-2.5%
Worst year (2020)
What this shows. How much the typical house price in Narembeen went up or down each year. Teal bars are up years, red bars are down years, and the faded bar is this year so far.
Why it matters. The size of a good year matters less than how many bad years there were and whether they came in a row. Boring? Absolutely. But the length of the down stretch is what decides whether you get out the other side. Typical price at December each year, data from HtAG Analytics.
You don't need to know property to read this. Every chart below opens with the point in one line, then says what it shows and why we care. Teal is a good sign, amber is okay, red means watch it.
The scorecard · 7 things we check
Narembeen scores 25 out of 35. Solid.
prices are rising as fast as they will this cycle, so the easy money has been made
6 of 15 years
0.5 new homes approved per 100 that exist
population growing 0.6% a year
3.5% unemployed, Australia 4.2%
a house costs 4.2 years of a local household's income
0.9% of rentals are empty, so about 1 in every 100
What this shows. Seven quick checks on Narembeen, each scored out of five. Five is the reading we most want to see.
Why it matters. No single number tells you whether an area is a good buy. Together they show whether the pieces line up. These are bands, not rules: a council outside a band can still be the right buy for the right person, and one inside every band can still be wrong for you.
House prices since 2010 · Narembeen vs the 5 most similar councils in WA
Narembeen has grown more slowly than similar councils over ten years
+6.7% vs +14.5%
A year, last 5 years
+3.3% vs +6.1%
A year, last 10 years
+2.5% vs +3.5%
A year, last 15 years
What this shows. The typical house price in Narembeen every year, in teal, next to the middle of the five councils in WA closest to it in size and starting price: Quairading, Cuballing, Dowerin, Dundas, Goomalling. The small "vs" number in each tile is those councils.
Why it matters. Sometimes a slower market is catching up, sometimes it is being passed. The jobs and supply readings on this page tell you which.
Momentum · the last 36 months
Prices in Narembeen are picking up speed right now
$383,796
3-month price, August 2026
+7.5%
3-month price vs 12-month price
22 vs 19
Houses sold, last 12 months vs the 12 before
What this shows. Two versions of the same price. The dotted teal line averages the last three months, so it reacts fast. The grey line averages the last twelve, so it moves slowly. The bars are how many houses sold each month.
Why it matters. The last three months are running ahead of the last twelve. That is what speeding up looks like before it shows in the yearly number.
New homes · approvals as a share of all the homes here
Not many new homes are being built in Narembeen
What this shows. For every 100 homes already in Narembeen, how many new ones the council approved each year. The teal band is the range we call balanced.
Why it matters. Fewer new homes means the ones that exist stay in demand. It can also mean building here is hard or slow, which cuts the same way. The home count is the population divided by the average household size, so treat the rate as a guide rather than a census.
Affordability · house price in years of local household income
A house in Narembeen costs 4.2 years of a local family's income
What this shows. Take the typical house price and divide it by what a typical household here earns in a year. A bar of 7 means seven years of the whole household's income buys one house.
Why it matters. Affordable by Australian standards. There is room for prices to move before the locals get priced out, and locals are the steadiest buyers a market has. Income is the 2021 Census figure carried forward at 3.5% a year, so it is an estimate, not a measurement.
Rental yield · a year of rent as a share of the price, Narembeen vs similar councils
Rent covers 0.0% of the price each year in Narembeen
What this shows. Yield is simple: a whole year of rent divided by the house price. A $500,000 house renting for $500 a week earns $26,000 a year, which is a 5.2% yield.
Why it matters. Lower than similar councils, which are around 4.3%. Prices have run ahead of rents, so you are paying more of the loan yourself while you wait for growth. We don't buy on yield alone and we never set a yield cut-off; it is one piece of the picture, next to growth.
The people
Who lives in Narembeen.
The population has grown a steady +0.6% a year over the last five years. Interesting mix underneath: locals have been leaving on net (-20 over three years) while overseas migration more than filled the gap (29). Worth understanding who is arriving and what housing they need. The median age is 47 and the median household brings in $1,483 a week (Census 2021). 74% of households own or are paying off their home. Owner-occupier markets like this tend to hold their nerve through the cycle, because nobody is forced to sell an address they live at.
Population · ABS estimates 2015 to 2025
Narembeen is growing steadily: 853 people, up +0.6% a year
853
People, 2025
+0.6% vs +1.5%
A year, last 5 years · typical WA council
+0.4%
A year, last 10 years
Why it matters. Steady growth is enough to keep demand ahead of supply, as long as building stays sensible.
Where the growth came from · last 3 years
Overseas arrivals are doing the heavy lifting in Narembeen: 29 in three years
Net change: +33 people over three years.
What this shows. Three ways a place gains or loses people: babies born minus people who died, people who moved here from another part of Australia, and people who arrived from overseas. Bars to the right add people, bars to the left take them away.
Why it matters. Overseas arrivals usually rent first, so this kind of growth shows up in rents before it shows up in prices.
Age and households · Census 2021
Narembeen is older than the typical WA council: median age 47 vs 42
Narembeen Typical WA council (middle of 103)
Why it matters. An older area leans on retirees and downsizers. Single-level homes near health services do best, and turnover tends to be lower.
Income and who owns the homes · Census 2021
Most homes in Narembeen are owner-occupied: 74% own or are paying off, 19% rent
Own or paying off Renting Other
Why it matters. Owner-occupier markets hold their nerve through the cycle, because nobody is forced to sell the address they live at.
New supply
What's being approved to build.
2 dwellings were approved in FY26, 2 of them houses. Approvals have been roughly steady year to year.
Homes approved · ABS, by financial year
Not much new is being built in Narembeen: 2 homes approved in FY26
Houses Units, townhouses and other
2
Homes approved, FY26
100%
Of them houses
0.5%
New homes per 100 that exist
What this shows. How many new homes the council approved each financial year, split into houses and everything else. Approved is not built, but it is the earliest warning of supply on the way.
Why it matters. When little gets built, the homes already here do not have much competition. Good for prices, as long as people keep arriving.
Non-residential building approved · ABS
$0k of non-residential building was approved in Narembeen in FY26
Government projects All non-residential
$0k
All sectors, FY26
$0k
Government, FY26
$0k
Schools and health, last 3 years
What this shows. The dollar value of shops, offices, schools, hospitals and other non-home buildings approved each year. The darker bar is the government's share.
Why it matters. Governments build where they expect people. Schools and hospitals are the most honest signal they give about where families are heading. For the named projects behind these numbers, ask for the full report.
Jobs
Who's working in Narembeen.
Work here runs on agriculture (49% of jobs), ahead of public administration and education and training. That first number deserves attention: when a quarter of the jobs sit in one industry, the property market inherits that industry's fortunes, good and bad. 14 more residents are in work than five years ago (+3.3%). Unemployment sits at 3.5%, comfortably under the national 4.2%. On the ABS advantage index this council ranks in the top 30% of the country, which you'll notice in the price tags.
Jobs · SALM, March 2026
14 more people in Narembeen have a job than five years ago
436
Residents in work
3.5% vs 4.2%
Unemployed · Australia
+3.3%
Jobs change, 5 years
Narembeen Australia
Why it matters. Strong jobs growth shows up in housing demand with a lag. People get the job first and buy the house a year or two later.
Who employs people here · Census 2021
Agriculture is the biggest employer in Narembeen, 49% of jobs
What this shows. The five industries that employ the most residents, as a share of all jobs. The pill is the ABS advantage score: Narembeen sits in decile 8 of 10 nationally, where 10 is the most advantaged.
Why it matters. One industry carrying a fifth or more of the jobs is a concentration risk. If it wobbles, the whole town feels it.
The outlook
Is Narembeen worth buying into?
The honest read: nothing in the free data makes a loud case for Narembeen right now. Against that, weigh heavy reliance on agriculture. None of this guarantees anything. It tells you where to look harder, which is what a report like this is for.
Free · Written by hand · One per person
This page is the public data. The full report is that written up as a document, plus the current price, rent, yield and growth on one suburb inside Narembeen. One per person.
Name, email and phone. I write these by hand, one per person, and the conversation afterwards is the only thing the report costs.
Inside the LGA
The suburbs of Narembeen.
Next step. See what's for sale in Narembeen on realestate.com.au or Domain. Then send me the address before you make an offer. That is the part the data cannot do.
All 7 suburbs and localities in Narembeen
Cramphorne · Mount Walker · Narembeen · South Kumminin · Wadderin · West Holleton · Woolocutty
Free · Written by hand · One per person
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This page is the public data. The full report is the written workup: current price, rent, gross yield and vacancy, growth over 1, 3, 5 and 10 years, days on market and demand, and the supply coming down the pipe, for Narembeen or any suburb in it. Same data we run for clients. I pull it and email it through, usually within a business day. One per person, no charge, and no 14-part email sequence afterwards. All I ask is that if it lands, you take the fifteen minute call at the end of it.
Name, email and phone. I write these by hand, one per person, and the conversation afterwards is the only thing the report costs.
Keep comparing
Markets of a similar size in WA.
A council only makes sense in context. These are the WA markets closest to Narembeen in population, each with its own written report.
General information only, not financial or investment advice. Cycle positions and projections are modelled LGA-level figures to July 2026, sourced from HtAG Analytics. Population and approvals are ABS estimates; employment is SALM smoothed data; income, age and tenure are Census 2021. None of it can see street quality, flood maps, zoning or the contract, which is where deals are actually won and lost. Get advice on your own situation before acting.
Data finds the area. It doesn't buy the house.
We narrow 15,000 suburbs to the top 5 for each client, then find the street and the property. If Narembeen is on your list, that's a conversation worth having early.