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Suburb profile ·Cumberland LGA · NSW ·2161

Guildford West NSW 2161

Guildford West is in Cumberland LGA, NSW, postcode 2161, with population 5,762.

The read

Livability-led

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
+5.0% YoY
Mar 2025 → May 2026 · 15 periods
NSW Fair Trading · postcode 2161 · May 2026
$650
$580
Mar 2025May 2026
Why it fits

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
$1.3M
House median, latest period
↑3.2%YoY D8 vs AU
Median rent
$630/wk
Income-stretched rent market
↑5.0%YoY D10 vs AU
Gross yield
2.5%
Low yield band
D8 vs AU
Population
5,762
6K local footprint
D10 vs AU
Schools
1
Matched school context
D1 vs AU
Drive to city
28 min
26.9 km to Sydney CBD · free-flow
Transit to city
67 min
Public transport to Sydney CBD · weekday 8am
Solar
2,659
183 added 12mo · 23MW
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 Q4'25 · Units to Q3'21 — 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 · 2007Peak · 2026

At / near its all-time high

Price growth (compound)% per year
3-yr
+7.2%
5-yr
+7.2%
10-yr
+5.7%
Affordability trajectoryWorsening
Price
+5.1%/yr
Income
+3.4%/yr

Growth in median price vs median household income — worsening — prices outgrowing incomes.

Indicative cashflow-$767/wk (-$39,910/yr) · interest-only @ 6.2%, 80% LVR
Market turnover4.0% of homes traded/yr (67 sales · -14% vs 3-yr avg)
Rent stabilitystable — rents vary ±3.2% around trend (short window, 15 pts)
Value vs advantage+134% 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
Dgrade · 36/100 · top 64% of 3,605AU suburbs
Peer distributionstronger than 36% of AU suburbs
WeakerTypicalStronger
Capital growth32
Rental yield34
Stability71
Volatility-7.7ppCycle-2.0Affordability-1.5

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 Guildford West

Owner-occupied 66%Rented 34%
Investor activityATO
Negatively geared5.9%
1,011 of 1,966 landlords
Avg rental loss$9,113/yr
Landlords (rental income)1,966
Reported capital gains554
Investor exposure index(moderate vs national)64.6/100
The read

Mixed owner-renter market

64% of homes here are owner-occupied and 33% rented, with 6% of landlords negatively geared.

Why it fits

A balanced 64% owner-occupier / 33% renter mix.

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
91%
of household income to service a new loan
21.1 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $6,235/mo vs median rent $2,730/mo (+128% · +$809/wk)

If rates move

At 4.0%: $4,965/mo (-1,270) · at 6.0% (current): $6,235/mo · at 8.0%: $7,631/mo (+1,396)

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
15.8x
median home price as a multiple of annual household income
Stretched
Renting
40%
median weekly rent as a share of gross household income (the 30% rule)
Stretched

Owners with a mortgage repay a median of $2,286/mo, while renters pay about $2,730/mo — renting runs $444/mo higher on these medians.

Median price
$1.30M
Household income · yr
$82K
Median rent · wk
$630
Owner mortgage · mo
$2,286
Gross yield
2.5%

Household income

ABS Census · ATO
$82K household · yr+0% vs NSW suburb median
Personal
$30K
Family
$87K
Household
$82K
Household income distribution (ABS Census 2021 · weekly)fewer than 9% could service the median house
Under $300
80
$300-649
178
$650-999
206
$1,000-1,499
222
$1,500-1,999
178
$2,000-2,999
274
$3,000-3,999
170
$4,000+
128

Serviceability line: a household needs about $4,796/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 62% of households here would spend more than 30% of income on rent (rent stress line: $2,100/wk income).

Median taxable income trend (ATO, 2018-19 – 2022-23)$43K → $49K

Housing stock and tenure

ABS Census 2021
Tenure (1,559 households)4.2% social housing
Owned outright
26%
Owned with mortgage
38%
Rented
33%
Dwelling structure6.2% of dwellings unoccupied on census night
Separate house
77%
Townhouse / semi
20%
Flat / apartment
2%

Getting to work: 59% drive, 2% public transport, 1% walk or cycle, 32% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total1
Avg ICSEA945
Students366
Government1
  • Guildford West Public SchoolPrimary · Government · ICSEA 945Zoned

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
44/ 100 livability index

Top 56% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 44% of Australian suburbs
WeakerTypicalStronger
Everyday access19
Public transport (25 stops)62
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
7,070
2,801 per 100k
D4 vs AU

Crime

lga
Rate · per 100k2,801
Total incidents7,070· April 2025 - March 2026
  • Assault1,90563%
  • Sexual Offences44315%
  • Robbery783%
  • Break And Enter57819%

Bushfire exposure

NSW RFS Bush Fire Prone Land
No mapped exposure ~0.6%
~0.6% 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.

Short-term rentals

Inside Airbnb
32
active listings · ~5.6 per 1,000 residents
9%
entire homes (vs private rooms)
91%
run by multi-listing operators

Active Airbnb listings point-mapped to this suburb from Inside Airbnb (CC BY 4.0). Occupancy and revenue are estimates from Inside Airbnb's San Francisco model (review-rate proxy, minimum-stay assumption, occupancy capped at 70%) — they are gross, indicative, and not a guarantee of returns. Short-stay letting is subject to state and local regulation.

Planning zones

NSW Land Zoning (EPI)
Dominant zone Low Density Residential
Residential 79% Industrial 9% Public / Open space 6% Other 2%
Residential density: Low · 1% 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 · Guildford West - Merrylands West SA2 area · 2022 base
23,285 people · 202226,022 by 2032 (+11.8%)

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

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

Guildford West is a moderately sized suburb in New South Wales within the Cumberland local government area (postcode 2161). The area has roughly 5,762 residents and a predominantly early-career demographic, with a median age of 31. Households earn a median income of $82K per year, with an average household size of 3.4 people. Recent annual estimates show population movement into the broader catchment, with population growth running at +1.6% 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 clerical & administrative, professionals, technicians & trades. Employment in the area leans toward healthcare and construction. The top ancestries reported are Lebanese, Australian, English.

The median house price in Guildford West is $1.3 million, having increased by 3.2% over the past year. Units have a median price of $830,000 (+12% YoY). The current median weekly rent is $630. This gives a gross rental yield of approximately 2.5%. The median monthly mortgage repayment is $2,286.

Guildford West is served by 1 school, including 1 primary. The average ICSEA score is 945, which is below the national average of 1,000. Public transport access includes 25 bus stops. The crime rate in the Cumberland LGA is below average at 2,801 incidents per 100,000 population.

Looking at the investment signals, Gross rental yield sits at around 2.5% (low yield). Property prices are near the state median ($1.3M/$1.5M). The price-to-income ratio of 15.8x is considered stretched. House prices have moved +3.2% year-on-year. Population growth of +1.6% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield2.5%↓ Low Yield
Price vs State$1.3M/$1.5M· Near Median
Affordability15.8x↓ Stretched
Price Momentum+3.2%· Stable
Pop. Growth+1.6%· Stable
Development+0%· Steady
InvestmentNSW
Mortgage · mth$2,286
Rent · wk(Census)$460
Market rent · wk(2026-05)$630
Gross yield1.8%
Price / income15.8x
Sales vol (latest Q)(2025-Q4)11
Population growth · Cumberland LGAABS ERP
Population (2025)256,906
5-year growth+1.3% CAGR
YoY change+1.6%
20012025
Development · Cumberland LGAABS Approvals
Approvals (2026)921
Houses 40%Units 60%
YoY change+0%
Employment · Cumberland LGASALM
Unemployment (Dec-25)6.9%
YoY change+0.2pp
Dec-10Dec-25
Property investors · Postcode 2161ATO
Negatively geared5.9%
1,011 of filers
Avg rental loss$9,113/yr
Landlords (rental income)1,966
Reported capital gains554
People & prosperity
DemographicsCensus 21
Population5,762
Median age31
Household size3.4
HH income · wk$1,583
Personal income · wk$569
Persons / bedroom1
IncomeATO 22-23
Median income$49,069
Mean income$57,374
Earners12,734
YoY change+8.4%
SEIFA indexABS
Advantage (IRSAD)1/10
Education (IEO)5/10
Economic (IER)3/10
Disadvantage (IRSD)3/10
Income momentumCensus 16→21
HH income · wk$1,388 → $1,583
Change+14%
vs NSW median-6.6 pp
Median rent+12.2%
softeningvs NSW 2016–21
Top occupationsCensus
Clerical & Administrative296Professionals295Technicians & Trades240Managers202Community & Personal Service187
Top industriesCensus
Healthcare230Construction212Retail Trade166Transport & Logistics135Education131
Top ancestryCensus
Lebanese1,325Australian1,060English773Chinese266Italian160
Area & amenity
Local amenitiesOSM
Supermarkets0
Pharmacies0
GP / clinics0
Fuel stations0
Cafes & dining1
TransportGTFS
Bus stops25
Hospitals · Cumberland LGAAIHW
Public2
Private4
Auburn Hospitalpublic
St Joseph's Hospitalpublic
Healthwoods Endoscopy Centreprivate
Holroyd Private Hospitalprivate
Ramsay Clinic Wentworthvilleprivate
Westmead Rehabilitation Hospitalprivate
Aged care · Cumberland LGAGEN
Facilities16
Residential places1,516
Ashwood Residential Care Service194 places
Genista Aged Care Facility160 places
Estia Health Merrylands131 places
Bolton Clarke Pemulwuy130 places
IRT Berala on the Park125 places
Southern Cross Care John Woodward Residential Aged Care118 places
+10 more in Cumberland LGA
Childcare · Cumberland LGAACECQA
Services192
Approved places10,222
Exceeding NQS14
Camp Australia - Girraween Public School OSHC168 places
Little Zak's Academy Auburn164 places
Ambrose School Age Care, Our Lady Queen of Peace, Greystanes156 places
Ambrose School Age Care, St Margaret Mary's Merrylands149 places
Whiz Kidz Early Learning Centre Pendle Hill140 places
Pemulwuy Children's Centre125 places
+186 more in Cumberland LGA
Nearby in Cumberland LGA12
Girraween$1.3M · 6,256Pemulwuy$1.3M · 5,532Merrylands West$1.3M · 7,054South Wentworthville$1.5M · 6,913South Granville$1.3M · 5,829Pendle Hill$1.4M · 7,743Regents Park$1.5M · 4,990Berala$1.5M · 8,757Mays Hill$1.3M · 1,902Wentworthville$1.6M · 15,098Granville$1.1M · 16,716Woodpark$1.2M · 1,706
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

There is enough direct local evidence on Guildford West 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 · 2025-Q4 · 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 · 2026-05 · 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 · 25 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

Guildford West sits in Sydney — explore the metro.

Guildford West FAQ

Common questions
  1. What LGA is Guildford West in?

    Guildford West is in the Cumberland Local Government Area, NSW, postcode 2161. Council-level context for Cumberland LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Guildford West?

    The current median house price in Guildford West, NSW is $1.3M, 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 Guildford West?

    The median weekly rent in Guildford West is $630/wk, based on the current market rent dataset. The current rent signal is income-stretched rent market.

  4. What does the rent signal say about Guildford West?

    Income-stretched rent market: Weekly rent screens at about 67% of annual income. 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 Guildford West a good investment?

    QuickProperty's investment signals for Guildford West 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 Guildford West?

    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 Guildford West 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.