Busby
A 52.6% renting share is the clearest marker of Busby's housing profile, while 88.4% of dwellings are separate houses. The suburb has 4,446 residents, a median age of 32, and an average household size of 3.2, making it younger and more family-sized than national patterns. Income is more constrained, with household income at the 22.5th percentile, and SEIFA IRSAD in decile 1. Compared with nearby Green Valley and Miller, Busby reads as a compact, established and car-oriented suburb where rental demand and affordability pressure matter more than rapid growth. Overseas-born residents account for 39.3%, 17.7 percentage points above the national figure, helping explain the strong presence of Arabic, Samoan and Khmer language households.
Local council: Liverpool
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
42
For buyers, Busby combines a detached-house majority with a renter-heavy tenure profile. Separate houses represent 88.4% of dwellings, while 56.9% have 3 bedrooms and 30.3% have 4 or more, so the stock suits households needing space more than apartment-focused purchasers. Weekly rent is $330 and the mortgage benchmark is $1,800 a month, but mortgage costs reach 35.7% of income, above the 28.4% rent-to-income figure. That higher ownership burden matters because household income is only at the 22.5th percentile nationally. Compared with nearby Green Valley and Miller, buyers should give extra attention to loan capacity, renovation costs and resale competition for larger family homes.
For Buyers
For buyers, Busby combines a detached-house majority with a renter-heavy tenure profile. Separate houses represent 88.4% of dwellings, while 56.9% have 3 bedrooms and 30.3% have 4 or more, so the stock suits households needing space more than apartment-focused purchasers. Weekly rent is $330 and the mortgage benchmark is $1,800 a month, but mortgage costs reach 35.7% of income, above the 28.4% rent-to-income figure. That higher ownership burden matters because household income is only at the 22.5th percentile nationally. Compared with nearby Green Valley and Miller, buyers should give extra attention to loan capacity, renovation costs and resale competition for larger family homes.
For Investors
Busby presents a rental-focused investment case, but one that requires careful property selection. Renting accounts for 52.6% of dwellings, weekly rent is $330 and vacancy is 7.7%, indicating a substantial tenant pool but a wider vacancy buffer than tightly supplied markets. Development activity is also material, with 44 applications recorded across 12 months, including secondary dwellings, housing alterations and a centre-based childcare proposal. Because forecast growth is only 0.41% annually and the trajectory is Stable, investors should prioritise condition, affordability and tenant appeal over speculative capital growth. Overseas migration is the primary growth driver, while the current gentrification indicator is score 0 and labelled Not gentrifying.
Development Activity
Total DAs
182
Last 12 Months
42
YoY ChangeiYear-over-year change in DA lodgements
+44.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Busby
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Busby has a median age of 32, which is 8 years below the national figure, and its 3.2-person average household is 0.7 people larger than the national average. Family structures help explain the density of larger households: 46.1% of families are couples with children and 32.7% are one-parent families. Overseas-born residents comprise 39.3% of the population, 17.7 percentage points above the national share, with Lebanese ancestry recorded at 565 people and Vietnamese ancestry at 362. Arabic is the leading listed language at 483 speakers, followed by Samoan at 63 and Khmer at 57. University participation is 16.3%, 13.8 percentage points below the national figure, so Busby's profile is more family, trade and service oriented than highly graduate-led areas.
Age Distribution
Bedrooms
Dwelling Structure
88.4%
Houses
8.0%
Townhouse
3.6%
Apartment
Tenure
Busby's housing stock is dominated by separate houses, which account for 88.4% of dwellings, compared with 8.0% semi-detached homes and 3.6% apartments. Three-bedroom homes make up 56.9% of the stock and 4-bedroom-plus homes another 30.3%, reflecting demand from households larger than the national average. Tenure is the sharper distinction: 52.6% rent, 24.2% hold a mortgage and 22.1% own outright. Compared with an apartment-led market, Busby offers more family-sized land-based housing, but its affordability pressure is higher for owners because mortgage costs equal 35.7% of income, versus 28.4% for rent. The 7.7% vacancy rate may give renters more choice than in tightly supplied suburbs.
Mortgage / mo
$1,800
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $330.
$650
Bond data Jun 2026 · houses $650
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
46.1%
Couples with children
18.1%
Couples, no children
32.7%
Single parent
1,032
Total families
Economy & Employment
Busby's economy is concentrated in practical service and trade work. Healthcare is the largest industry at 23.2%, or 116 workers, followed by Education at 13.4% and 67 workers, Construction at 9.8% and 49, Retail at 8.6% and 43, and Transport at 7.6% and 38. The occupational mix supports that pattern, led by Machinery and Drivers with 207 people, Community and Personal Services with 160, Labourers with 156, Trades with 131 and Clerical and Administration with 130. Labour-force participation is 36.7%, unemployment is 10.8% and 1,749 people are outside the labour force. These conditions sit alongside household income at the 22.5th percentile and IRSAD decile 1, indicating lower economic resources than higher-income parts of Sydney.
Unemployment
10.8%
Labour Force
1,219
Unemployed
132
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
45.6%
Part-time
32.0%
Participation
36.7%
Employed
1,087
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
16.3%
Postgraduate
3.4%
Born Overseas
39.3%
Dwellings
1,264
Transport to Work
Busby is compact at 1.21 square kilometres, with a density of 3,671 people per square kilometre, so local convenience depends heavily on the immediate street and transport connection. The suburb is strongly car-oriented: 64.9% drive to work, compared with 3.9% using public transport, while 20.4% work from home. Families have access to 1 local government primary school, Busby Public School; enrolment zones should be checked against the exact address because they can cross suburb boundaries. Residential stability is relatively high, with 85.5% staying at the same address and turnover of 14.5%. IRSAD is in decile 1, below higher-resource areas, and 10.1% of residents need assistance, so access to services and household support can matter more than lifestyle features.
Drive
64.9%
Public Transport
3.9%
Walk / Cycle
0.7%
Work from Home
20.4%
Growth Outlook
Busby's growth profile is slow and established rather than expansion-led. The forecast annual trend is 0.41%, while population change across the wider area is 7.9% over 10 years and the trajectory is labelled Stable. Overseas migration is the primary driver, which fits the suburb's 39.3% overseas-born share. Housing pressure remains important because rent growth is 71.6% and the affordability measure moved from 45.7% in 2011 to 58.8% in 2021, with the trend labelled Worsening. Signals on gentrification are mixed: the shift profile records score 50 and stage Active, while the current indicator records score 0 and stage Not gentrifying. Compared with faster-growing corridors, Busby's outlook points to gradual change shaped more by migration and rental conditions than rapid redevelopment.
Population trend: Liverpool council area
Busby sits in the Liverpool council area. These are the council area's residents, not Busby's.
Residents 2025
261,231
Growth, 5 yr average
+2.5%/yr
2020 to 2025
Growth, last year
+2.3%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
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 can suit households seeking detached housing, larger floorplans and a culturally varied local setting. The median age is 32, average household size is 3.2 and 88.4% of homes are separate houses. The trade-off is car dependence, lower public transport use at 3.9% and IRSAD decile 1.
What is the median house price in Busby?
Check recent settled sales and current listings for the most reliable median house price because values can vary by street, condition and bedroom count. Busby's stock is 88.4% separate houses, with 56.9% containing 3 bedrooms and 30.3% containing 4 or more. Weekly rent is $330.
What schools are in Busby?
Busby Public School is the local government primary school in the suburb. Families should confirm the enrolment zone for the exact address and investigate secondary options in surrounding suburbs. The local housing profile includes 56.9% 3-bedroom homes and an average household size of 3.2.
Is Busby safe?
Safety should be assessed at street level by checking recent NSW Police incident information, visiting at different times and speaking with local residents. Busby is a compact 1.21 square kilometre suburb with 4,446 residents, so conditions can vary noticeably between nearby streets and housing pockets.
Is Busby good for property investment?
Busby may suit investors targeting rental demand, with 52.6% of dwellings rented, weekly rent of $330 and a 7.7% vacancy rate. However, forecast growth is only 0.41% annually and 44 development applications were recorded over 12 months, so property condition, tenant appeal and future competition require close review.
How is Busby's population changing?
Busby's current population is 4,446, with a median age of 32. Across the wider area, forecast population change is 7.9% over 10 years and the annual trend is 0.41%. The trajectory is Stable, with overseas migration the primary driver, while the overseas-born share is already 39.3%.
What languages are spoken in Busby?
Arabic is the leading listed language, spoken by 483 people, followed by Samoan at 63 and Khmer at 57. The overseas-born share is 39.3%, which is 17.7 percentage points above the national figure. Vietnamese and Serbian are also represented, with 41 Hindi speakers listed.
What development is happening in Busby?
There were 44 development applications over 12 months, including secondary dwellings, alterations to homes and a centre-based childcare proposal. This level of activity is relevant for investors and owner-occupiers because new or improved housing can affect rental competition, streetscape and future resale conditions.
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).
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