Busby
With all four SEIFA indexes in decile 1, Busby ranks among the most disadvantaged suburbs nationally, yet household income sits only in the 22.5th percentile rather than at the absolute floor, because 39.3% of residents were born overseas, 17.7 points above the national rate. The median age of 32 is 8 years below national, producing one of Sydney's youngest resident profiles. Population density reaches 3,671 per km2 across a compact 1.21 km2 footprint, and 53.2% of households rent, making owner-occupiers the clear minority. These signals together reflect a fast-cycling renter base, not a stagnant community.
Population
4,446
Median Age
32.0
Household IncomeiMedian weekly household income (ABS Census)
$1,163/wk
DAs (12 months)iDevelopment Applications lodged in the past year
38
Median House
$915K
2024-2025 (PSI derived)
The median house price is $915,000, rising 10.5% from $860,000 in 2024 to $950,000 in 2025. That one-year move outpaces most comparable SW Sydney suburbs and places Busby in solid mid-market territory for the region. Separate houses dominate at 88.4% of stock, with semi-detached at 8.0% and apartments at just 3.6%, so buyers are almost always choosing detached dwellings. Three-bedroom homes lead at 56.9%, followed by four-plus bedrooms at 30.3%, which suits family buyers. Monthly mortgage repayments average $1,800, but the mortgage-to-income ratio sits at 35.7%, above the 30% stress threshold, because household income is in only the 22.5th percentile nationally. With only 22.4% owning outright and 24.4% carrying a mortgage, buyers are entering a predominantly renter market.
For Buyers
The median house price is $915,000, rising 10.5% from $860,000 in 2024 to $950,000 in 2025. That one-year move outpaces most comparable SW Sydney suburbs and places Busby in solid mid-market territory for the region. Separate houses dominate at 88.4% of stock, with semi-detached at 8.0% and apartments at just 3.6%, so buyers are almost always choosing detached dwellings. Three-bedroom homes lead at 56.9%, followed by four-plus bedrooms at 30.3%, which suits family buyers. Monthly mortgage repayments average $1,800, but the mortgage-to-income ratio sits at 35.7%, above the 30% stress threshold, because household income is in only the 22.5th percentile nationally. With only 22.4% owning outright and 24.4% carrying a mortgage, buyers are entering a predominantly renter market.
For Investors
A 53.2% renter share, compared to the national owner-occupier majority, signals strong and persistent rental demand. Weekly rent of $330 against a $915,000 median implies a gross yield near 1.9%, modest but meaningful given the 10.5% price growth recorded from 2024 to 2025. Vacancy sits at 7.7%, somewhat elevated, suggesting some oversupply in the current rental pool and worth monitoring before committing. Development activity is active with 34 applications lodged in the past 12 months, including secondary dwellings and granny flat applications, which signals that landowners are already adding density to capture rental income. Net overseas migration drives population growth at roughly 149 arrivals per year, sustaining tenant demand, while net internal outflow of 226 per year means the suburb relies on overseas arrivals to hold its numbers.
Development Activity
Total DAs
172
Last 12 Months
38
YoY ChangeiYear-over-year change in DA lodgements
+22.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Busby iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Busby Public School
K-6 · 243 students
Demographics
The median age of 32 sits 8.0 years below the national figure, making Busby one of Sydney's younger suburbs. Average household size is 3.2, which is 0.7 above national, reflecting the prevalence of family households: couples with children account for 1,567 of 3,615 total families. Overseas-born residents reach 39.3%, which is 17.7 points above national. The top non-English languages are Arabic (483 speakers) and Samoan (63), with Lebanese (565 ancestry count) and Vietnamese (362) among the leading ancestry groups. University qualification rates stand at 16.3%, which is 13.8 points below the national figure, consistent with the decile 1 IEO score. The participation rate of 29.3% is low, partly because a large share of residents are children or non-working family members in multigenerational households.
Age Distribution
Bedrooms
Dwelling Structure
88.4%
Houses
8.0%
Townhouse
3.6%
Apartment
Tenure
Tenure is unusual: 53.2% of households rent, well above the national owner-majority norm, while only 22.4% own outright and 24.4% carry a mortgage. This renter majority exists despite a predominantly detached house stock of 88.4%, suggesting that many family homes in Busby are investor-held. Three-bedroom dwellings make up 56.9% and four-plus bedrooms 30.3%, reflecting family-sized stock throughout. The median house price reached $950,000 in 2025, up from $860,000 in 2024, a 10.5% rise that compares favourably against flat markets elsewhere. Mortgage-to-income at 35.7% flags stress for buyers entering now, because the income base, at the 22.5th percentile nationally, has not kept pace with prices. Rent-to-income at 28.4% is just below the 30% stress threshold, leaving renters in a relatively manageable position.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,800
Rent / wk
$330
HH Size
3.2
Personal Income / wk
$461
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.7%
Unoccupied
106
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
35.7% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
10.4%
Couples, no children
3,615
Total families
Economy & Employment
Healthcare leads local employment at 23.2% of workers (116 employed), followed by Education at 13.4% (67) and Construction at 9.8% (49). By occupation, Machinery and Drivers is the largest group at 207 workers, followed by Community and Personal Service (160) and Labourers (156), consistent with the decile 1 SEIFA profile. The unemployment rate is 13.5%, substantially higher than the national average, and the participation rate of 29.3% is well below typical levels, partly because 1,749 residents are not in the labour force. Full-time employment among those working runs at 58.8%, with 496 full-time and 348 part-time employed. All four SEIFA indexes sit in decile 1, confirming both low income and low educational-occupational advantage compared to the national distribution. Real income grew 8.4% over the decade, below the rate needed to close the gap with state medians.
Unemployment
15.0%
Labour Force
6,551
Unemployed
983
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.8%
Part-time
27.7%
Participation
29.3%
Employed
844
Occupations
Top Industries
University
16.3%
Postgraduate
3.4%
Born Overseas
39.3%
Dwellings
1,264
Transport to Work
Car dependency is high: 81.6% of residents drive to work, compared to national averages where public transport takes a larger share, and only 4.9% use public transport. The vacancy rate of 7.7% is elevated relative to tight Sydney markets, which can mean shorter wait times for renters but reduces landlord pricing power. Crime statistics are not available for Busby in this dataset, so direct comparisons cannot be made. The IRSAD decile 1 ranking places the suburb in the most disadvantaged 10% nationally, and 10.1% of residents (401 people) need daily assistance with core activities, above typical rates. Volunteering stands at 5.2%, modest compared to higher-decile suburbs. No schools are recorded within the suburb boundary in this dataset, so families rely on institutions in neighbouring areas.
Drive
81.6%
Public Transport
4.9%
Walk / Cycle
0.9%
Work from Home
N/A
Population Forecast
+0.41%/yr
(+76 people/yr)
EstablishedPopulation grew 7.9% over the 10 years to 2025, which is slower than high-growth greenfield suburbs but steady for an established area. The forecast adds roughly 76 persons per year at a 0.41% annual rate, reaching an estimated 18,863 by 2031 on the medium scenario. The primary driver is overseas migration at a net 149 arrivals annually, which more than offsets the net internal outflow of 226 per year. That internal outflow signals residents leaving for larger or more affordable homes elsewhere as family incomes grow. Affordability worsened from 45.7% in 2011 to 58.8% in 2021, showing that price growth has outrun local income gains. The gentrification score is 50 with an active stage rating, suggesting gradual demographic change is underway despite the continued internal outflow.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+149
Net Internal / yr
-226
Gentrification Signal
Not gentrifying
Net internal outflow -226/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Busby compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Busby a good suburb to live in?
Busby is affordable relative to much of Sydney, with a median house price of $915,000, and it has a young median age of 32, which is 8 years below national. All four SEIFA indexes sit in decile 1, meaning the suburb ranks in the most disadvantaged 10% nationally for income, education and resources. The car-dependent layout and 7.7% vacancy rate are practical considerations for prospective residents.
What is the median house price in Busby?
The median house price is $915,000 as of the 2024-2025 period. Prices rose 10.5% from $860,000 in 2024 to $950,000 in 2025. Weekly rent averages $330 and monthly mortgage repayments run about $1,800, though the mortgage-to-income ratio of 35.7% is above the standard stress threshold.
What schools are in Busby?
No schools are recorded inside the Busby suburb boundary in this dataset, so families rely on schools in neighbouring areas. The local university qualification rate is 16.3%, which is 13.8 points below the national figure, consistent with the suburb's decile 1 IEO score for education and occupation.
Is Busby safe?
Crime statistics are not available for Busby in this dataset. As an indirect measure, the suburb scores decile 1 on the IRSD index of relative disadvantage, the lowest tier nationally, and 10.1% of residents (401 people) require daily assistance with core activities. These figures suggest meaningful social challenges compared to higher-decile suburbs.
Is Busby good for property investment?
Busby's 53.2% renter share, well above the national owner-majority norm, provides a deep tenant pool. Prices rose 10.5% from $860,000 to $950,000 between 2024 and 2025, and 34 development applications were lodged in the past 12 months including secondary dwellings. The 7.7% vacancy rate is elevated and warrants monitoring. Gross yield near 1.9% is modest but the price growth trend adds investment case.
How is Busby's population changing?
Busby's population grew 7.9% over the past 10 years and is forecast to reach about 18,863 by 2031 at 0.41% annual growth. Overseas migration is the primary driver at a net 149 arrivals per year, offsetting an internal outflow of 226 residents per year who leave for other areas.
What languages are spoken in Busby?
About 39.3% of residents were born overseas, which is 17.7 points above the national figure. Arabic is the most common non-English language with 483 speakers, followed by Samoan (63), Khmer (57) and Hindi (41). Lebanese (565) and Vietnamese (362) are among the leading ancestry groups.
How much development is happening in Busby?
There were 34 development applications lodged in the past 12 months. Recent applications include secondary dwellings, granny flat additions and subdivision works, reflecting landowner interest in adding density to capture rental income in a suburb where 53.2% of households already rent.
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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