Abbotsbury
Household income in the 93.8th percentile nationally sits alongside a SEIFA disadvantage score (IRSD decile 2) that places Abbotsbury among the lower tier in NSW, a tension explained by the suburb's occupational mix rather than wages alone. The $1,650,000 median house price reflects a stock that is 98.6% separate houses on a 4.98 km2 footprint, and 82% of dwellings have four or more bedrooms, pointing to large family-oriented homes rather than the inner-city density that typically commands premium prices. Population grew 8.1% over the decade to around 4,200, and the median age of 42 sits 2 years above the national figure, consistent with an aging-trajectory suburb where senior share rose 8.0 points while working-age share fell 3.6 points.
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
30
Median House
$1.6M
2024-2025 (PSI derived)
The median house price reached $1,727,500 in 2025, up 14.3% from $1,512,000 in 2024. That pace outstrips typical suburban Sydney movement and reflects the suburb's near-total dominance by separate houses at 98.6% with no apartment stock recorded. With 82% of dwellings at four or more bedrooms, buyers are competing for large family homes on a limited land base of 4.98 km2. Monthly mortgage repayments average $2,216, giving a mortgage-to-income ratio of 19.5%, below the 30% stress threshold, because household incomes sit in the 93.8th percentile nationally. Outright owners make up 47.9% of households, well above state averages, suggesting a stable, long-held tenure base rather than a churn of recent entrants.
For Buyers
The median house price reached $1,727,500 in 2025, up 14.3% from $1,512,000 in 2024. That pace outstrips typical suburban Sydney movement and reflects the suburb's near-total dominance by separate houses at 98.6% with no apartment stock recorded. With 82% of dwellings at four or more bedrooms, buyers are competing for large family homes on a limited land base of 4.98 km2. Monthly mortgage repayments average $2,216, giving a mortgage-to-income ratio of 19.5%, below the 30% stress threshold, because household incomes sit in the 93.8th percentile nationally. Outright owners make up 47.9% of households, well above state averages, suggesting a stable, long-held tenure base rather than a churn of recent entrants.
For Investors
At $550 per week rent against a $1,650,000 median, the gross yield sits near 1.7%, low compared to the broader Greater Sydney rental market. The 10.6% renter share is thin, meaning landlord demand is limited, and a vacancy rate of 2.1% is moderate rather than tight. Development activity logged 27 applications in 12 months, mostly complying development certificates for dwelling houses, consistent with steady low-density renovation rather than new supply. On the demand side, overseas migration drives a net inflow of 225 residents a year, while internal migration runs at minus 270, so the suburb is retaining overseas-born residents but losing locals. Rent grew 27% over the study period, a stronger signal for long-term rent escalation than the current yield implies.
Development Activity
Total DAs
165
Last 12 Months
30
YoY ChangeiYear-over-year change in DA lodgements
-3.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 42 is 2 years above the national figure, and the aging trajectory is clear: the senior share rose 8.0 points while the working-age share fell 3.6 points over the decade. Overseas-born residents account for 37.2%, which is 15.6 percentage points above the national average, one of the more internationally diverse profiles in western Sydney. Italian (964) and Croatian (276) ancestries are prominent alongside a broader Other category of 1,313, and Italian (111 speakers) and Arabic (107) are the leading non-English languages. University qualifications at 35.1% run 5 percentage points above national, though the year 12 completion rate is not reliably reported. Average household size of 3.3 is 0.8 above the national figure, consistent with the multigenerational family profile common in migrant-majority western Sydney suburbs.
Age Distribution
Bedrooms
Dwelling Structure
98.6%
Houses
1.4%
Townhouse
N/A
Apartment
Tenure
The housing stock is almost entirely separate houses at 98.6%, with just 1.4% semi-detached and no apartments recorded. Four-plus bedroom dwellings make up 82% of homes, three-bedroom homes 16.5% and two-bedroom just 1.5%, so buyers seeking smaller properties have limited choice. The price climbed 14.3% from $1,512,000 in 2024 to $1,727,500 in 2025, a sharp one-year move. Tenure is ownership-heavy: 47.9% own outright and 41.5% carry a mortgage, while only 10.6% rent, well below state averages for comparable price points. Mortgage stress is contained at 19.5% of income, and rent-to-income is 21.0%, both comfortably below the 30% stress threshold, reflecting the high household income base that sits in the 93.8th percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,216
Rent / wk
$550
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
16.6%
Couples, no children
3,867
Total families
Economy & Employment
Education (14.1%, 188 workers) and Construction (13.9%, 185) lead local industries, followed by Healthcare (12.9%, 172), Professional/Tech (9.5%, 126) and Retail (7.7%, 102). By occupation, Professionals (462) and Clerical/Admin (379) are the largest groups, with Managers (305) third. The unemployment rate of 3.6% is low and the full-time employment rate of 67.6% is solid. Participation sits at 48.1%, below what income levels alone might suggest, because 1,332 residents are not in the labour force, partly reflecting the older median age. The SEIFA picture is mixed: household income sits in the 93.8th percentile nationally, yet the IRSD decile is 2 and IRSAD decile is 4, lower than income alone would imply, because wealth measures and resource indicators are weighed down by the high mortgage burden and lower asset diversity relative to inner-city counterparts.
Unemployment
4.9%
Labour Force
9,448
Unemployed
465
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.6%
Part-time
28.8%
Participation
48.1%
Employed
1,641
Occupations
Top Industries
University
35.1%
Postgraduate
5.4%
Born Overseas
37.2%
Dwellings
1,227
Transport to Work
Abbotsbury is almost entirely car-dependent: 92.3% of residents drive to work and only 1.1% use public transport, well below the state average, reflecting limited train access in this part of western Sydney. No schools are recorded inside the suburb boundary in this dataset, so families rely on institutions in adjacent Bossley Park, Prairiewood and Wetherill Park. The suburb scores IRSAD decile 4 nationally, below the midpoint, meaning it ranks lower on the combined advantage-disadvantage index than the high household income suggests, partly because resource access and education outcomes are uneven. Volunteering at 8.5% is moderate, and 5.8% of residents (235 people) need daily assistance, consistent with the older median age of 42. The vacancy rate of 2.1% is low, pointing to stable housing turnover rather than speculative churn.
Drive
92.3%
Public Transport
1.1%
Walk / Cycle
0.5%
Work from Home
N/A
Population Forecast
+0.13%/yr
(+25 people/yr)
EstablishedPopulation growth averaged 0.13% per year with around 25 new residents annually, and the 10-year total of 8.1% was below the national pace. Medium forecasts project the broader SA2 population reaching around 19,907 by 2031, a modest continuation of slow growth. The main driver is overseas migration at a net 225 residents a year, offset by net internal outflow of minus 270, so natural increase from families compensates for locals moving elsewhere. The gentrification score is 10, classified as not gentrifying, which aligns with a suburb that is already at a premium price point with a stable, owner-dominated tenure structure. Affordability worsened from 77.6% in 2011 to 84.1% in 2021, meaning purchase requires a greater share of income than a decade ago, a headwind for first-home buyers entering at the current $1,727,500 median.
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 suits established families well: household income sits in the 93.8th percentile nationally, 98.6% of dwellings are separate houses and 82% have 4 or more bedrooms. The main trade-offs are heavy car dependence at 92.3% and an IRSAD decile of 4, below the midpoint nationally, meaning local service access is more limited than the income level suggests.
What is the median house price in Abbotsbury?
The median house price reached $1,727,500 in 2025, up 14.3% from $1,512,000 in 2024. Weekly rent averages $550 and monthly mortgage repayments average $2,216, giving a mortgage-to-income ratio of 19.5%, well below the 30% stress threshold.
What schools are in Abbotsbury?
No schools are recorded inside the Abbotsbury suburb boundary in this dataset. The suburb has a population of around 4,200 across 4.98 km2, and families typically access schools in neighbouring Bossley Park, Prairiewood and Wetherill Park. University qualifications at 35.1% are 5 points above the national figure.
Is Abbotsbury safe?
Detailed crime statistics are not available for Abbotsbury in this dataset. As indirect indicators, the suburb scores IRSD decile 2 nationally on the relative disadvantage index, which is below average, though household income sits in the 93.8th percentile. Only 5.8% of residents (235 people) need daily assistance, consistent with a stable residential population.
Is Abbotsbury good for property investment?
Rent of $550 per week against a $1,650,000 median implies a gross yield near 1.7%, low compared to broader Sydney benchmarks. The 14.3% price rise from 2024 to 2025 is a strong capital growth signal. The 10.6% renter share is thin, limiting rental demand, and a vacancy rate of 2.1% is moderate. Overseas migration adds 225 net residents a year, supporting long-term demand.
How is Abbotsbury's population changing?
Population grew 8.1% over the decade to around 4,200 residents, at an annual rate of 0.13% (about 25 people per year). Overseas migration drives a net inflow of 225 a year, partly offset by internal outflow of minus 270. The suburb is on an aging trajectory, with the senior share rising 8.0 points and working-age share falling 3.6 points over the decade.
What languages are spoken in Abbotsbury?
About 37.2% of residents were born overseas, which is 15.6 percentage points above the national average. Italian (111 speakers) and Arabic (107) are the most common non-English languages, followed by Croatian (73), Serbian (29) and Greek (27), reflecting a strong southern European and Middle Eastern heritage in the community.
How much development is happening in Abbotsbury?
There were 27 development applications lodged in the past 12 months, mostly complying development certificates for dwelling houses and alterations, consistent with steady low-density renovation in an established suburb. At 98.6% separate houses and virtually no apartment stock, new supply is constrained, which supports prices in a market where 82% of homes have 4 or more bedrooms.
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 Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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