Karama NT Property Investment
Darwin · 0812 · Score: 57/100 · Hold
Karama Short-Term Rental (Airbnb) Market
Karama NT Investment Brief
HOLD — 5.7% gross yield on a $569,000 median.
THE MARKET
Karama has compounded at 1.9%/yr over 5 years — a house that cost $517,895 in 2021 is worth $569,000 today. Properties are sitting on market for 45 days (roughly balanced conditions). At the same growth rate, today's median reaches $625,148 by 2031.
- Median house: $569,000 | Units: $351,029
- Gross yield: 5.7% | Net yield: 4.2%
- 5yr price CAGR: 1.9%/yr | 3yr forecast: 13.5%/yr
- Population: 4,803 | Owner-occupier rate: 63% | Affluence: Above Average
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 3.0% (stable) | Rental demand: Moderate
- Median weekly rent: $625/wk | Days on market: 45 (stable)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $409/night | Occupancy: 40%
- Estimated annual STR gross: ~$59,759/yr
- vs long-term rent: $32,500/yr (+84% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Standard suburban transport access
BULL CASE
If Karama maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $654,350 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Karama pull back 10-15% from $569,000, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.
KEY RISKS
- Distance from CBD may limit long-term capital growth potential
COMPARABLE MARKETS
- Moulden (NT): $517,000 median, 6.0% yield, 20.7% 1yr growth
- Gray (NT): $524,000 median, 5.8% yield, 27.1% 1yr growth
- Dundee Beach (NT): $474,364 median, 2.2% yield, 7.9% 1yr growth
THE PLAY
Karama offers balanced fundamentals but does not present an urgent buying signal. The market is in a recovery phase with moderate vacancy risk. Monitor vacancy trends and price movements over the next 6-12 months. Only enter if a property can be acquired at or below median pricing with yields exceeding 6.2%.
- Entry range: $512,100 – $625,900
- Minimum gross yield to target: 6.0%
- Watch signal: vacancy dropping below 2% and days on market falling below 35
This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.
Gentrification Index
Growth Forecast
low confidenceBasis: 5yr CAGR 1.9% + 10yr CAGR 4.3%
- −Population decline (-0.2%/yr) — demand headwind
- −High supply pipeline (549 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-04
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
175
2020
95
2021
65
2022
140
2023
74
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 0812
Decile 4 of 10 — Average
Population
18,634
Education (IEO)
6/10
Econ. Resources (IER)
4/10
10-Year Investment Projection
Modelled on Karama NT data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $625/wk median rent for Karama. Capital growth and rent increase are editable assumptions.
Analyse a Property in Karama
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Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.