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Suburb profile ·Liverpool LGA · NSW ·2168

Busby NSW 2168

Busby is in Liverpool LGA, NSW, postcode 2168, with population 4,446.

The read

Growth-momentum

There are enough stretched or weaker signals here that you should assume trade-offs rather than a clean story. Use compare mode to see whether the downside is price, local quality, or weaker momentum before treating it as a target suburb.

$630/wk
Rising
+10.0% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2168 · Jun 2026
$650
$565
Jun 2025Jun 2026
Why it fits

Recent price movement shows visible market momentum. Population movement supports a growth-led read. Transport coverage adds a practical access signal.

What to check

Gross yield looks low for an income-first use case.

Read full evidence → Compare suburb Run calculator
Median house
$1.1M
House median, latest period
↑11.7%YoY D7 vs AU
Median rent
$630/wk
Rent context available
↑10.0%YoY D10 vs AU
Gross yield
3.0%
Low yield band
D9 vs AU
Population
4,446
4K local footprint
D9 vs AU
Schools
1
Matched school context
D1 vs AU
Drive to city
40 min
42.1 km to Sydney CBD · free-flow
Transit to city
1h 45m
Public transport to Sydney CBD · weekday 8am
Solar
5,207
306 added 12mo · 33MW
Price cycleAt its peak
LowPeak

At / near its all-time high

See trend depth →

Price history

House and unit medians · ABS + state datasets

Houses to Q2'26 · Units to 2024 — house and unit medians are released on separate cycles, so their latest period can differ.

Trend & investor depth

Derived from this suburb's own price, rent and income history
Cycle positionAt its peak
Low · 2008Peak · 2026

At / near its all-time high

Price growth (compound)% per year
3-yr
+11.7%
5-yr
+8.0%
10-yr
+6.3%
Indicative cashflow-$611/wk (-$31,750/yr) · interest-only @ 6.4%, 80% LVR
Market turnover3.5% of homes traded/yr (48 sales · +9% vs 3-yr avg)
Rent stabilitytypical — rents vary ±3.9% around trend (short window, 13 pts)
Value vs advantage+98% vs suburbs of similar SEIFA advantage (decile 1)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investment grade

Composite · growth · yield · stability
Cgrade · 56/100 · top 44% of 3,604AU suburbs
Peer distributionstronger than 56% of AU suburbs
WeakerTypicalStronger
Capital growth49
Rental yield53
Stability57
Volatility-10.6ppCycle-2.0

Bar = this suburb's percentile · tick = typical (median) peer · stability drivers signed (+ = steadier)

Relative grade across Australian suburbs, combining qp's capital-growth (multi-year CAGR + cycle timing), rental-yield, and stability (price volatility + cycle + affordability) metrics via a three-pillar property-scoring method with an imbalance penalty. Within-Australia relative, indicative only — not financial advice.

Investor profile

Who invests in Busby

Owner-occupied 47%Rented 53%
Investor activityATO
Negatively geared6.9%
1,457 of 2,511 landlords
Avg rental loss$9,242/yr
Landlords (rental income)2,511
Reported capital gains731
Investor exposure index(moderate vs national)62/100
The read

Renter-heavy market

45% of homes here are owner-occupied and 51% rented, with 7% of landlords negatively geared.

What to check

51% rented — renter-heavy areas turn over faster and are more exposed to rate moves and investor sentiment. Gross yield 3.0% is thin for a rental-led market. Social housing is 25% of dwellings — check tenant mix and resale demand.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Mortgage affordability

RBA rate · ABS Census 2021 household income
107%
of household income to service a new loan
24.3 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $5,390/mo vs median rent $2,730/mo (+97% · +$614/wk)

If rates move

At 4.2%: $4,303/mo (-1,086) · at 6.2% (current): $5,390/mo · at 8.2%: $6,580/mo (+1,191)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Higher yield

similar price · cross-LGA

Stronger 5-yr growth

similar price · cross-LGA

More affordable

lower price-to-income

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
18.2x
median home price as a multiple of annual household income
Stretched
Renting
54%
median weekly rent as a share of gross household income (the 30% rule)
High stress

Owners with a mortgage repay a median of $1,800/mo, while renters pay about $2,730/mo — renting runs $930/mo higher on these medians.

Median price
$1.10M
Household income · yr
$60K
Median rent · wk
$630
Owner mortgage · mo
$1,800
Gross yield
3.0%

Household income

ABS Census · ATO
$60K household · yr-26.5% vs NSW suburb median
Personal
$24K
Family
$67K
Household
$60K
Household income distribution (ABS Census 2021 · weekly)fewer than 4% could service the median house
Under $300
74
$300-649
223
$650-999
202
$1,000-1,499
223
$1,500-1,999
161
$2,000-2,999
161
$3,000-3,999
60
$4,000+
44

Serviceability line: a household needs about $4,146/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 79% of households here would spend more than 30% of income on rent (rent stress line: $2,100/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (1,268 households)25.2% social housing
Owned outright
21%
Owned with mortgage
23%
Rented
51%
Dwelling structure7.7% of dwellings unoccupied on census night
Separate house
88%
Townhouse / semi
8%
Flat / apartment
4%

Getting to work: 71% drive, 4% public transport, 1% walk or cycle, 19% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total1
Avg ICSEA892
Students243
Government1
  • Busby Public SchoolPrimary · Government · ICSEA 892Zoned

1 of 1 schools here operate published enrolment zones (catchments). Zone boundaries set eligibility — check the official source for the exact catchment. Not enrolment advice.

Livability

OSM · GTFS · schools + hospitals
37/ 100 livability index

Top 63% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 37% of Australian suburbs
WeakerTypicalStronger
Everyday access34
Public transport (15 stops)44
Schools & hospitals25

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Crime April 2025 - March 2026
7,703
3,022 per 100k
D5 vs AU

Crime

lga
Rate · per 100k3,022
Total incidents7,703· April 2025 - March 2026
  • Assault2,24466%
  • Sexual Offences50315%
  • Robbery632%
  • Break And Enter57417%

Development screen

Could a secondary dwelling be worth investigating?

More supporting context
secondary dwelling / granny flat screening context Low broad constraint context

Policy position

Official policy reviewed

Permitted in residential zones under the Housing SEPP; may be approved by consent or as complying development when Housing SEPP and Codes SEPP standards are met.

Rental use: Secondary dwelling rental use is allowed as a dwelling use, subject to planning and tenancy rules.

Open official policy source

Separate houses

81.1%

Suburb share of occupied private dwellings recorded as separate houses.

Near the state median

State median 77.5% · 1,253 valid suburbs

Residential-zone context

88.0%

Broad suburb sampling only; the property zoning and overlays can differ.

45.7 pp above the state median

State median 42.3% · 1,245 valid suburbs

Rental households

50.8%

Demand context only; it does not establish permission to rent a secondary dwelling.

24.9 pp above the state median

State median 25.9% · 1,253 valid suburbs

Mapped hazards

No mapped bushfire exposure

The staged suburb layer shows no mapped exposure; this is not a property-level clearance. No broad-area layer staged for this suburb.

Approval pathway

Four checks, each with a different evidence threshold.

This is an investigation sequence, not a guarantee that every step applies or that approval will be granted.

  1. 01 Source reviewed

    State policy position

    QuickProperty reviewed the official secondary dwelling / granny flat policy source.

  2. 02 Property dependent

    Planning pathway

    Test consent or complying-development eligibility, including the 450 m² lot marker and all other standards.

  3. 03 Design dependent

    Building approval

    Confirm the building approval route after the design, site classifications, services and construction requirements are known.

  4. 04 Check separately

    Intended use

    Confirm long-term rental, short-stay or family-use rules separately from permission to construct the dwelling.

Property due diligence

Turn the suburb screen into a property checklist.

Every check starts unconfirmed. Progress stays in this browser and suburb evidence never clears an address-level requirement.

0evidence acquired
0evidence missing
0reviews due
0consultant questions

Active record: Busby unnamed property

0/14checked
0issues found

Site controls

Lot area and dimensions

Confirm title dimensions, usable site area and any minimum lot threshold.

Status for Lot area and dimensions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Setbacks and site coverage

Test setbacks, private open space, landscaping and maximum site coverage against a concept plan.

Status for Setbacks and site coverage
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Slope and ground conditions

Check survey levels, soil classification, retaining needs and likely earthworks.

Status for Slope and ground conditions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title and planning

Zoning and overlays

Obtain current property-level zoning, overlays and applicable planning controls.

Status for Zoning and overlays
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title, easements and covenants

Review the title for easements, covenants, restrictions and common property.

Status for Title, easements and covenants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Services and access

Sewer and stormwater

Locate assets and connection points, then confirm capacity, clearances and discharge requirements.

Status for Sewer and stormwater
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Power, water and metering

Confirm service routes, upgrade needs and whether separate metering is permitted or practical.

Status for Power, water and metering
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Vehicle access and parking

Test driveway width, gradients, turning, parking and emergency access requirements.

Status for Vehicle access and parking
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Construction constraints

Bushfire exposure

Order an address-level bushfire assessment and determine any BAL construction response.

Status for Bushfire exposure
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Flood and overland flow

Obtain property flood information and check floor levels, flow paths and drainage constraints.

Status for Flood and overland flow
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Wind, corrosion and termite

Confirm site classifications that affect structural design, materials and durability.

Status for Wind, corrosion and termite
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Approval and use

Planning approval pathway

Confirm exemption, complying pathway or permit requirements with the responsible authority.

Status for Planning approval pathway
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Building approval and consultants

Identify required survey, design, engineering, energy, certification and inspection evidence.

Status for Building approval and consultants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Rental and intended use

Confirm occupation, rental, short-stay and family-use rules plus insurance and tax implications.

Status for Rental and intended use
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Busby, NSW 2168 · Local browser record

Investigation aid only. Confirm current planning, building, title, service and hazard requirements with qualified professionals and responsible authorities.

Building due diligence

Construction requirements can change by location.

1 broad-area layer staged

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

Bushfire-prone land

No mapped bushfire exposure

About 0.0% of the suburb intersects mapped bushfire-prone land.

May affect: External construction · Roof and wall systems · Openings, screens and decks

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Bushfire exposure

NSW RFS Bush Fire Prone Land
No mapped exposure ~0.0%
~0.0% of the suburb is Bush Fire Prone Land

Estimated exposure to NSW RFS Bush Fire Prone Land (CC BY), point-sampled across the suburb. This shows how much of the suburb sits within the official hazard layer — it is not a Bushfire Attack Level (BAL) rating or a property-level assessment. Obtain a BAL assessment (AS 3959) for an individual property.

Planning zones

NSW Land Zoning (EPI)
Dominant zone Medium Density Residential
Residential 83% Public / Open space 11%
Residential density: Standard · 4% growth-zoned

Land-use mix estimated by point-sampling the suburb against NSW EPI Land Zoning polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.

Population outlook

ABS projection · Ashcroft - Busby - Miller SA2 area · 2022 base
18,023 people · 202219,067 by 2032 (+5.8%)

ABS population projection (2022 base) for the Ashcroft - Busby - Miller SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Busby NSW — Property Data and Demographics

Located in New South Wales within the Liverpool local government area, Busby is a compact suburb (postcode 2168). The area has roughly 4,446 residents and a blend of families and working-age professionals, with a median age of 32. Households earn a median income of $60K per year, with an average household size of 3.2 people. Recent annual estimates show population movement into the broader catchment, with population growth running at +2.3% year-on-year at the LGA level. NSW employment has moved +1.2% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. NSW also had 35 Commonwealth-backed major projects under construction, 17 underway, and 67 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are machinery operators & drivers, community & personal service, labourers. Employment in the area leans toward healthcare and retail trade. The top ancestries reported are Australian, English, Lebanese.

The median house price in Busby is $1.1 million, having risen steeply by 11.7% over the past year. Units have a median price of $825,000 (+7.1% YoY). The current median weekly rent is $630. This gives a gross rental yield of approximately 3.0%. The median monthly mortgage repayment is $1,800.

Busby is served by 1 school, including 1 primary. The average ICSEA score is 892, which is well below the national average of 1,000. Public transport access includes 15 bus stops. The crime rate in the Liverpool LGA is below average at 3,022 incidents per 100,000 population.

Looking at the investment signals, The gross rental yield works out to roughly 3.0%, which reads as low yield. Property prices are near the state median ($1.1M/$1.5M). The price-to-income ratio of 18.2x is considered stretched. House prices have moved +11.7% year-on-year. Population growth of +2.3% year-on-year points to strong growth demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield3.0%↓ Low Yield
Price vs State$1.1M/$1.5M· Near Median
Affordability18.2x↓ Stretched
Price Momentum+11.7%↑ Rising
Pop. Growth+2.3%↑ Strong Growth
Development+0%· Steady
InvestmentNSW
Mortgage · mth$1,800
Rent · wk(Census)$330
Market rent · wk(2026-06)$630
Gross yield1.6%
Price / income18.2x
Sales vol (latest Q)(2026-Q2)6
Population growth · Liverpool LGAABS ERP
Population (2025)261,231
5-year growth+2.5% CAGR
YoY change+2.3%
20012025
Development · Liverpool LGAABS Approvals
Approvals (2026)1,940
Houses 73%Units 27%
YoY change+0%
Employment · Liverpool LGASALM
Unemployment (Dec-25)4.4%
YoY change-0.5pp
Dec-10Dec-25
Property investors · Postcode 2168ATO
Negatively geared6.9%
1,457 of filers
Avg rental loss$9,242/yr
Landlords (rental income)2,511
Reported capital gains731
People & prosperity
DemographicsCensus 21
Population4,446
Median age32
Household size3.2
HH income · wk$1,163
Personal income · wk$461
Persons / bedroom1
SEIFA indexABS
Advantage (IRSAD)1/10
Education (IEO)1/10
Economic (IER)1/10
Disadvantage (IRSD)1/10
Income momentumCensus 16→21
HH income · wk$1,026 → $1,163
Change+13.4%
vs NSW median-7.2 pp
Median rent+23.1%
softeningvs NSW 2016–21
Top occupationsCensus
Machinery Operators & Drivers207Community & Personal Service160Labourers156Technicians & Trades131Clerical & Administrative130
Top industriesCensus
Healthcare144Retail Trade132Transport & Logistics121Manufacturing110Construction95
Top ancestryCensus
Australian834English751Lebanese565Vietnamese362Aboriginal Australian213
Area & amenity
Local amenitiesOSM
Supermarkets0
Pharmacies0
GP / clinics1
Fuel stations0
Cafes & dining0
TransportGTFS
Bus stops15
Hospitals · Liverpool LGAAIHW
Public1
Private2
Liverpool Hospitalpublic
Liverpool Eye Surgeryprivate
Sydney Southwest Private Hospitalprivate
Aged care · Liverpool LGAGEN
Facilities13
Residential places1,241
HammondCare Hammondville337 places
Scalabrini Village Chipping Norton152 places
Catholic Healthcare Holy Spirit Casula144 places
Scalabrini Village Nursing Home (Austral)140 places
Advantaged Care at Prestons Lodge132 places
SummitCare Liverpool-173100 places
+7 more in Liverpool LGA
Childcare · Liverpool LGAACECQA
Services193
Approved places11,275
Exceeding NQS22
Whoosh Care Edmondson Park240 places
SCECS OSHC St Christopher's Holsworthy176 places
Bringelly Child Care Centre160 places
SCECS OSHC Holy Spirit Carnes Hill160 places
NSW Academy of Early Learning Pty Ltd154 places
SCECS OSHC St Catherine of Siena Prestons150 places
+187 more in Liverpool LGA
Nearby in Liverpool LGA12
Hoxton Park$1.1M · 4,572Ashcroft$1.0M · 3,634Warwick Farm$1.1M · 6,135Hammondville$1.1M · 3,691Heckenberg$1.0M · 3,263Horningsea Park$1.2M · 3,673Holsworthy$1.2M · 5,657Miller$1.0M · 3,374Sadleir$1.3M · 3,243Austral$1.1M · 6,847Cartwright$1.0M · 2,616Middleton Grange$1.3M · 7,043
Tax calculatorsaustax.tools
Stamp Duty CalculatorNSW ↗Land Tax CalculatorNSW ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
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Sources & freshness
Strong evidence

Busby carries enough direct local evidence for a first-pass decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
NSW price medians are parser-guarded official records.

Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
NSW Valuer General · 2026-Q2 · Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records
medium stability · automated · every update · weekly
Available
Market rent
NSW Fair Trading · 2026-06 · State market dataset
stable source · automated · every update · monthly
Available
Crime
BOCSAR · April 2025 - March 2026 · Area-level release dataset
medium stability · automated · every update · release-based
Available
Schools
ACARA 2025 · 1 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · 15 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.
Greater Sydney

Busby sits in Sydney — explore the metro.

Busby FAQ

Common questions
  1. What LGA is Busby in?

    Busby is in the Liverpool Local Government Area, NSW, postcode 2168. Council-level context for Liverpool LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Busby?

    The current median house price in Busby, NSW is $1.1M, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in Busby?

    The median weekly rent in Busby is $630/wk, based on the current market rent dataset. The current rent signal is rent context available.

  4. What does the rent signal say about Busby?

    Rent context available: Busby has usable rent context. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is Busby a good investment?

    QuickProperty's investment signals for Busby show: Low Yield, Near Median, Stretched. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for Busby?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  7. How often is the Busby data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.