Abbotsbury
With 82.0% of dwellings containing 4 or more bedrooms and 98.6% being separate houses, Abbotsbury has a strongly family-sized, low-rise profile. Its 4,200 residents have a median age of 42, which is 2.0 years above the national figure, while household income sits at the 93.8th percentile. Overseas-born residents make up 37.2%, or 15.6 percentage points above the national comparison. Compared with nearby Edensor Park and Cecil Hills, Abbotsbury reads as a settled mortgage-belt suburb, with 47.4% of homes owned outright and only 10.5% rented. That stability supports long tenure, but the aging trajectory matters for future demand.
Population
4,200
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$2,621/wk
DAs (12 months)iDevelopment Applications lodged in the past year
27
Abbotsbury suits buyers seeking a large detached home rather than compact apartment living. Separate houses account for 98.6% of dwellings, and 82.0% have 4 or more bedrooms, so floor area and family functionality are central to the market. A monthly mortgage of $2,216 represents 19.5% of household income, below the 21.0% rent-to-income measure, while weekly rent is $550. Compared with a renter-led suburb, the 47.4% outright ownership rate and 41.1% mortgage rate point to a settled owner base. Buyers should budget for maintenance because larger homes carry more upkeep, even when household cash flow is comparatively strong.
For Buyers
Abbotsbury suits buyers seeking a large detached home rather than compact apartment living. Separate houses account for 98.6% of dwellings, and 82.0% have 4 or more bedrooms, so floor area and family functionality are central to the market. A monthly mortgage of $2,216 represents 19.5% of household income, below the 21.0% rent-to-income measure, while weekly rent is $550. Compared with a renter-led suburb, the 47.4% outright ownership rate and 41.1% mortgage rate point to a settled owner base. Buyers should budget for maintenance because larger homes carry more upkeep, even when household cash flow is comparatively strong.
For Investors
For investors, Abbotsbury combines a small rental pool with low but not negligible vacancy. Only 10.5% of dwellings are rented, weekly rent is $550 and vacancy is 2.1%, so leasing demand can be supported by limited stock, although the narrow tenant base may reduce turnover. Compared with a high-rental suburb, the 47.4% outright ownership share suggests fewer investment properties and potentially less frequent listings. Development activity reached 26 applications in 12 months, which can create renovation and replacement value but does not guarantee new dwelling supply. The growth trend is just 0.13% annually, so the case leans more on detached-house scarcity, household income at the 93.8th percentile and overseas migration than on rapid population expansion.
Development Activity
Total DAs
169
Last 12 Months
27
YoY ChangeiYear-over-year change in DA lodgements
-20.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Abbotsbury has a mature, family-oriented demographic. The median age is 42, or 2.0 years above the national comparison, and average household size is 3.3 people, 0.8 above national. Couples with children make up 57.9% of families, while couples without children account for 26.9% and one-parent families 13.2%, helping explain the emphasis on 4-plus-bedroom homes. Overseas-born residents represent 37.2%, 15.6 percentage points above national. Italian ancestry is reported by 964 people, Croatian by 276 and Chinese by 179, while Italian and Arabic are the leading listed languages at 111 and 107 speakers. With 88.7% staying at the same address and turnover at 11.3%, Abbotsbury is less mobile than a high-churn suburb, even as overseas migration refreshes local ties.
Age Distribution
Bedrooms
Dwelling Structure
98.6%
Houses
1.4%
Townhouse
0.0%
Apartment
Tenure
Housing in Abbotsbury is concentrated in detached, high-bedroom stock: 98.6% of dwellings are separate houses, 82.0% contain 4 or more bedrooms and 1.4% are semi-detached. Tenure is the clearest sign of stability, with 47.4% owned outright, 41.1% under mortgage and 10.5% rented. Compared with a more rental-dependent suburb, these ownership shares point to stronger owner occupation and lower tenant churn. The $2,216 monthly mortgage represents 19.5% of household income, while $550 weekly rent is associated with 21.0% rent-to-income. Affordability worsened from 77.6 in 2011 to 84.1 in 2021, so the high-income base does not remove price pressure. Larger homes fit the 3.3-person average household, but they also limit entry-level choice.
Mortgage / mo
$2,216
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $550.
$700
Bond data Jun 2026 · houses $750 · units $565
HH Size
3.3
Personal Income / wk
$846
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
2.1%
Unoccupied
27
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
57.9%
Couples with children
26.9%
Couples, no children
13.2%
Single parent
1,162
Total families
Economy & Employment
Abbotsbury's economic base is anchored by Education at 14.1% of workers, Construction at 13.9%, Healthcare at 12.9%, Professional and Technical services at 9.5% and Retail at 7.7%. That mix supports both professional incomes and trade employment, while occupations are led by 462 Professionals, 379 Clerical and Administrative workers, 305 Managers, 254 people in Trades and 206 in Sales. Unemployment is 2.9% and participation is 59.3%, with 1,110 employed full-time and 531 part-time. Household income of $2,621 per week sits at the 93.8th percentile, higher than the disadvantage indicators might suggest. SEIFA deciles are uneven: IEO 4, IER 6, IRSD 2 and IRSAD 4. Compared with a higher-advantage suburb, the low IRSD decile may reflect pockets of limited resources despite strong aggregate earnings.
Unemployment
2.9%
Labour Force
2,100
Unemployed
61
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
54.4%
Part-time
26.0%
Participation
59.3%
Employed
2,039
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
35.1%
Postgraduate
5.4%
Born Overseas
37.2%
Dwellings
1,227
Transport to Work
Daily life in Abbotsbury is car-oriented and home-based. Car drivers account for 51.4% of commuters, public transport for 0.6%, walking or cycling for 0.3% and working from home for 44.3%, so convenience depends more on private vehicles and home workspace than on frequent transit. The suburb covers 4.98 square kilometres, has 4,200 residents and a density of 843.6 people per square kilometre. Compared with a transit-rich suburb, that pattern makes exact street access and parking more important. Abbotsbury has 0 school campuses within its boundary, so families should check nearby Fairfield-area options and enrolment zones against the exact address. IRSAD is in decile 4 and IRSD in decile 2, suggesting practical conditions can vary; for safety, use current police incident maps and inspect the street at different times rather than relying on a single label.
Drive
51.4%
Public Transport
0.6%
Walk / Cycle
0.3%
Work from Home
44.3%
Population Forecast
+0.13%/yr
(+25 people/yr)
EstablishedAbbotsbury is a slow-growth, aging market rather than a rapid expansion story. The forecast trend is 0.13% a year, while population change across the wider area is 8.1% over 10 years. Overseas migration is the primary growth driver, which fits the suburb's 37.2% overseas-born share, 15.6 percentage points above national. The shift trajectory is labelled Aging: senior share has risen 8.0 points, young share has fallen 1.3 points and working share has declined 3.6 points. Compared with faster-growth corridors, this points to demand shaped by established households and replacement housing. Gentrification is scored 10 and staged as Not gentrifying, although a separate shift score of 26 is tagged Early signs, so change is gradual rather than a wholesale reset.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+225
Net Internal / yr
-270
Gentrification Signal
Not gentrifying
Net internal outflow -270/yr, Strong overseas inflow +225/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Abbotsbury compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Abbotsbury a good suburb to live in?
Abbotsbury can suit households wanting space, stability and detached housing. Around 98.6% of dwellings are separate houses, 82.0% have 4 or more bedrooms and 44.3% of residents work from home. Compared with denser suburbs, it is likely to feel quieter and more car-dependent, with less reliance on public transport at 0.6%.
What is the median house price in Abbotsbury?
A current median house price should be checked against recent settled sales because Abbotsbury's housing mix is heavily skewed toward larger homes. Separate houses represent 98.6% of dwellings and 82.0% contain 4 or more bedrooms, so compare properties with similar land, age and bedroom counts rather than relying on a broad suburb figure.
What schools are in Abbotsbury?
Abbotsbury has 0 school campuses within its boundary, so families generally need to assess nearby Fairfield-area options. Enrolment zones can vary by address, and the suburb covers 4.98 square kilometres, making the exact street important. Check current school locations, transport routes and eligibility before committing to a property.
Is Abbotsbury safe?
A practical safety check should use current police incident maps and an inspection of the exact street during both day and night. Abbotsbury has 4,200 residents across 4.98 square kilometres, so conditions can vary locally. Compared with relying on one suburb-wide label, checking lighting, traffic, passive activity and nearby routes gives a more useful view.
Is Abbotsbury good for property investment?
Abbotsbury may suit investors seeking detached family housing rather than high-density rental stock. Rents are $550 per week, vacancy is 2.1% and 10.5% of dwellings are rented. Compared with a rental-heavy suburb, tenant demand may be narrower, while the 0.13% annual growth trend means returns depend more on property quality, scarcity and cash flow than rapid expansion.
How is Abbotsbury's population changing?
Population change is gradual, with the wider area forecast to grow by 8.1% over 10 years and the annual trend at 0.13%. The trajectory is Aging, with the senior share up 8.0 points and the young share down 1.3 points. Overseas migration is the primary driver, which aligns with an overseas-born share of 37.2%, 15.6 points above national.
Are there many development applications in Abbotsbury?
There were 26 development applications across the latest 12-month period, including demolition, new structures and outdoor additions. That is more activity than a completely static suburb, but the applications do not necessarily represent 26 new dwellings. Compared with a major greenfield growth area, Abbotsbury's activity is more consistent with alterations, replacement homes and established-lot redevelopment.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
Explore Abbotsbury on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map