Bradbury
Nearly 90% detached housing with a median of $840,000, yet household incomes sit at just the 49.6th percentile nationally, making Bradbury one of Campbelltown's most stretched mortgage-belt suburbs. The 40.0% mortgage rate is well above the national average, while personal weekly income of $731 runs below the state median. A young median age of 34 (6 years below national) combines with a workforce dominated by healthcare (19.9%) and education (14.0%), but where machinery operators and labourers collectively outnumber professionals. SEIFA decile 2 across both IRSAD and IRSD confirms deep socio-economic disadvantage despite high homeownership.
Population
9,433
Median Age
34.0
Household IncomeiMedian weekly household income (ABS Census)
$1,557/wk
DAs (12 months)iDevelopment Applications lodged in the past year
68
Median House
$840K
2024-2025 (PSI derived)
The $840,000 median reflects a detached-house market where 88.9% of dwellings are separate houses and 39.0% have four or more bedrooms. Prices rose 12.3% from $790,000 in 2024 to $887,500 in 2025, above the national growth rate. Three-bedroom stock dominates at 51.5%, and apartments are scarce at 3.2%. Monthly mortgage repayments of $2,000 produce a mortgage-to-income ratio of 29.7%, just below the 30% stress threshold. Buyers should note the IRSAD decile 2 rating, which is lower than most neighbouring suburbs and signals limited local economic resources despite reasonable housing affordability compared to inner Sydney.
For Buyers
The $840,000 median reflects a detached-house market where 88.9% of dwellings are separate houses and 39.0% have four or more bedrooms. Prices rose 12.3% from $790,000 in 2024 to $887,500 in 2025, above the national growth rate. Three-bedroom stock dominates at 51.5%, and apartments are scarce at 3.2%. Monthly mortgage repayments of $2,000 produce a mortgage-to-income ratio of 29.7%, just below the 30% stress threshold. Buyers should note the IRSAD decile 2 rating, which is lower than most neighbouring suburbs and signals limited local economic resources despite reasonable housing affordability compared to inner Sydney.
For Investors
The 34.2% renter share is moderate, and median weekly rent of $385 against an $840,000 median produces a gross yield of roughly 2.4%, below the national average. Vacancy at 4.5% sits in normal range. With 66 development applications lodged in 12 months, including secondary dwellings and dual occupancies, the pipeline signals growing densification pressure on existing lots. The mortgage-to-income ratio of 29.7% runs close to the stress line, meaning rental demand could increase if mortgage holders face repayment pressure. Rent-to-income at 24.7% remains below the 30% stress mark, keeping tenant affordability manageable.
Development Activity
Total DAs
403
Last 12 Months
68
YoY ChangeiYear-over-year change in DA lodgements
-26.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bradbury iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Sherwood Hills Christian School
K-12 · 145 students
Bradbury Public School
K-6 · 704 students
Demographics
English ancestry leads at 2,850 followed by Irish (805) and Scottish (635), forming an Anglo-Celtic core, while 25.6% were born overseas, 4.0 percentage points above the national average. The median age of 34 is 6 years below national, and average household size of 2.8 exceeds the national 2.5. University qualification at 24.3% sits 5.8 points below the national rate. Arabic (193 speakers) leads non-English languages, followed by Bengali (75) and Samoan (47). Christianity dominates religious affiliation at 4,681, with Islam at 689 and Hinduism at 200. The 7.6% needing assistance rate is notably higher than the national average.
Age Distribution
Bedrooms
Dwelling Structure
88.9%
Houses
7.9%
Townhouse
3.2%
Apartment
Tenure
Homeownership is split between 25.7% owning outright and 40.0% on mortgages, leaving renters at 34.2%. Detached houses at 88.9% dominate overwhelmingly, with semi-detached at 7.9% and apartments at just 3.2%. Three-bedroom homes make up 51.5% and four-plus bedrooms 39.0%, a family-sized distribution well above the national average for larger homes. The median climbed 12.3% from $790,000 in 2024 to $887,500 in 2025. At household income of $1,557/week, the price-to-income ratio is approximately 10.4 times annual income, higher than the commonly cited affordability benchmark of 5x.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,000
Rent / wk
$385
HH Size
2.8
Personal Income / wk
$731
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.5%
Unoccupied
152
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.6%
Couples, no children
7,784
Total families
Economy & Employment
Healthcare leads employment at 19.9% (446 workers), followed by education at 14.0% (314), construction at 8.4% (189), retail at 8.4% (189) and manufacturing at 7.9% (178). The occupation mix differs from white-collar suburbs: machinery operators/drivers (476) nearly match professionals (588), and labourers (400) feature prominently. Full-time employment at 65.2% is moderate, but the participation rate of 45.7% is unusually low, well below the national average, with 2,903 people not in the labour force. Unemployment at 7.4% runs above the national rate. SEIFA IEO decile 2 and IRSAD decile 2 confirm limited educational and socio-economic resources.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.2%
Part-time
27.4%
Participation
45.7%
Employed
3,077
Occupations
Top Industries
University
24.3%
Postgraduate
6.7%
Born Overseas
25.6%
Dwellings
3,200
Transport to Work
Transport is heavily car-dependent: 87.1% drive to work, while public transport accounts for just 3.2% and walking/cycling only 2.0%, well below the national averages. Bradbury has 2 schools: Sherwood Hills Christian School (ICSEA 1,040, 145 students, independent) sits above the national benchmark, while Bradbury Public School (ICSEA 987, 704 students, government) falls slightly below. The IRSAD decile 2 and IRSD decile 2 readings confirm significant disadvantage. Volunteering at 9.8% is below the national average, consistent with the lower socio-economic profile. The 7.6% needing-assistance rate (669 people) is notably elevated.
Drive
87.1%
Public Transport
3.2%
Walk / Cycle
2.0%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bradbury compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bradbury a good suburb to live in?
Bradbury suits families seeking affordable detached housing (88.9% houses) in the Campbelltown corridor, with a median of $840,000 and mortgage-to-income ratio of 29.7%. The IRSAD decile 2 rating indicates below-average socio-economic resources compared to Sydney overall. Car dependency is high at 87.1%, but the young median age of 34 reflects an active family community.
What is the median house price in Bradbury?
The median house price is $840,000 (PSI derived), rising 12.3% from $790,000 in 2024 to $887,500 in 2025. Monthly mortgage repayments average $2,000 and median weekly rent is $385. At household income of $1,557/week, the price-to-income ratio sits around 10.4x annual income, which is higher than the commonly cited national affordability benchmark.
What schools are in Bradbury?
Bradbury has 2 schools. Sherwood Hills Christian School (ICSEA 1,040, 145 students) is an independent combined school scoring above the national 1,000 benchmark. Bradbury Public School (ICSEA 987, 704 students) is a government primary sitting slightly below the benchmark. Both provide local options without needing to commute to neighbouring suburbs.
Is Bradbury safe?
Crime data is not available for Bradbury in the current dataset. The IRSD decile 2 indicates higher relative disadvantage, which statistically correlates with higher crime rates compared to the national median. The SEIFA IER decile 3 confirms limited economic resources in the area. Prospective residents should consult NSW Bureau of Crime Statistics for current incident data.
Is Bradbury good for property investment?
Gross rental yield sits around 2.4% ($385/week on $840,000), below the national average. The vacancy rate of 4.5% is within normal range. Capital growth was strong at 12.3% from 2024 to 2025. With 66 DAs lodged in 12 months and secondary-dwelling applications appearing in the pipeline, the suburb is seeing densification activity. The 34.2% renter share and mortgage-stress proximity (29.7%) could support rental demand.
How is Bradbury's population changing?
Bradbury's population is 9,433 with a young median age of 34, which is 6 years below the national median. Residential turnover at 20.0% is moderate, indicating stable households. The 66 development applications including dual occupancies and secondary dwellings suggest incremental growth through infill rather than rapid expansion. Average household size of 2.8 is above the national 2.5.
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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