Median house price
$1.1M
+17% change
NSW · Liverpool Council
Busby, 2168
Est. population · Jun 2025
4,499
Growth (1 yr)
+0.7%
Growth (5 yr)
+1.0%
Median age
32
Median income
$1,163/wk
Employment rate
32.8%
Median house price · October to December 2025
$1,103,000
Languages at home
57.4%non-English
Most common: Arabic, Vietnamese, Samoan
2021 Census · usual residence
Desirability score
- Education hub
- Excellent transport
- High desirability
Suburb profile
Busby is a practical mid-sized suburb in Liverpool Council, well placed for families who want metro access without the inner-city squeeze. Young professionals and new households shape much of the local mix, with family life visible on every street. A large share of residents were born overseas, and languages other than English are widely spoken at home.
School and preschool provision is plentiful within the local area. Pocket parks and green corners give residents room to get outside without leaving the neighbourhood. Buses are a genuine asset, linking residents to work, study and nearby neighbourhoods.
Homes cost more here than in most comparable suburbs. An emerging neighbourhood feel is building here, with new households gradually reshaping local life.
Desirability lands below average here: softer community and employment, plus local dining and lifestyle amenities weighing on the result versus similar metro suburbs, even with growth momentum holding up better. Limited access to some essential local services also trimmed the result.
At a glance
Busby snapshot
A quick read of housing, growth, livability, and risk
Median rent
$600/wk
Houses $600 · Units $500
Population (ERP)
4,499
+0.7% annual growth
Dwelling vacancy
7.7%
Census unoccupied dwellings
Livability profile
Desirability pillars vs the peer median (50th percentile)
How it compares
Relative standing using percentiles, ranks, and national deciles
Desirability
#187
among Metro Sydney · Emerging
Safety
54th
percentile in state (higher = safer)
Pop. growth
57th
percentile in NSW
Advantage (IRSAD)
1/10
national SEIFA decile
School ICSEA
9th
percentile among schools with ICSEA
Population growth
Recent ERP change over 1 and 5 years
Housing mix
Dwelling types from the 2021 Census
Risks & flags
Quick scan — open a section below for full context
Living here
Desirability
Ranks & confidence
- Desirability score
- 38.5/100 — Below average
- National rank
- 4035th in Australia
- State rank
- 1244th in NSW
- Peer rank
- #187 among Metro Sydney · Emerging suburbs
- Cohort rank
- #711 among Metro Sydney suburbs
- Data confidence
- 93%
Data sources & freshness
- Suburb Guide desirability index — Suburb Guide (derived) · current · Updated
Housing
- Flats / units (January to March 2026)
- $500
- Houses (January to March 2026)
- $600
- All types (January to March 2026)
- $600
- Rental bonds lodged (January to March 2026)
- 169
- Median house price (October to December 2025)
- $1,103,000
- Median price change
- +17.3%
Median weekly rent from NSW DCJ rent tables. Figures can be unreliable where few bonds were lodged in the quarter.
Contributes to desirability score · Housing (15%) · Future Growth (7%)
Median price, rental yield and vacancy Recent price momentum
Data sources & freshness
- DCJ rent and sales tables — NSW Department of Communities and Justice · January to March 2026; October to December 2025 · Updated · Quarterly releases
Population
Estimated resident population
4,499(June 2025)
+0.7% annual · +1.0% over 5 years · 57th percentile in NSW
Growth figures & methodology
- Annual growth
- +0.7%
- 5-year growth
- +1.0%
- Change in 1 year
- +32
- Change in 5 years
- +46
- Growth rank in NSW
- 57th percentile
ABS Estimated Resident Population allocated to this suburb from SA2-level data. Not an official ABS suburb count.
Methodology
Figures are allocated from ABS Estimated Resident Population at Statistical Area Level 2 (SA2), using 2021 Census share within overlapping SA2 regions. Where Census data is unavailable, area overlap is used instead.
The dashed chart line is a simple growth-trend estimate to June 2030 (~4,600), extrapolated at +0.5% average annual growth since 2011. It is illustrative only — not an official ABS forecast.
2021 Census figures
2021 Census
- Population
- 4,446
- Median age
- 32
- Median household income / week
- $1,163
- Dwelling vacancy
- 7.7%
- Unoccupied private dwellings
- 106 of 1,378
- Median monthly mortgage
- $1,800
- Employment rate
- 32.8%
- Dwelling mix (houses / semi / flats)
- 1,118 / 101 / 45
Contributes to desirability score · Community (5%)
Employment, household income and age diversity (2021 Census)
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
- Estimated Resident Population — Australian Bureau of Statistics · 2025 · Updated · SA2 ERP allocated to suburb boundaries
Community & culture
No 2021 Census cultural diversity data for this suburb yet.
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
Crime & safety
Reported offences increased compared with the previous period.
Offence counts & rates
- Total offences (Jan 2025 to Dec 2025)
- 328
- Against the person
- 101
- Against property
- 104
- Rate per 1,000 residents
- 72.9
- Person-crime prevalence
- About 1 in 44 residents
- State safety percentile
- 54.4th (lower crime is better)
- Increase (daily rate)
- +1.8%
Most common offence types
- Breach Apprehended Violence Order188
- Breach Bail Conditions401
- Domestic Violence Related Assault371
- Intimidation, Stalking And Harassment316
- Malicious Damage To Property287
Contributes to desirability score · Safety (18%)
Crime rate and year-on-year trend
Data sources & freshness
- BOCSAR postcode crime statistics — NSW Bureau of Crime Statistics and Research · Jan 2024 to Dec 2024 → Jan 2025 to Dec 2025; Jan 2025 to Dec 2025 · Updated · Rolling 12-month windows
Family & Lifestyle
Schools & preschools
- Schools within 2 km
- 13
- Median school ICSEA (13 schools)
- 892
- Median ICSEA percentile
- 9th
School list
- Busby Public SchoolPrimary · Government · ICSEA 892 · 9th percentile · LBOTE 88% · 243 students · Top SEA quarter 1% · 0.1 km awayView on My School →
- James Busby High SchoolSecondary · Government · ICSEA 902 · 11th percentile · LBOTE 81% · 544 students · Top SEA quarter 2% · 0.7 km awayView on My School →
- Busby West Public SchoolPrimary · Government · ICSEA 895 · 10th percentile · LBOTE 74% · 304 students · Top SEA quarter 1% · 0.8 km awayView on My School →
- Heckenberg Public SchoolPrimary · Government · ICSEA 848 · 5th percentile · LBOTE 65% · 209 students · Top SEA quarter 1% · 0.9 km awayView on My School →
- Sadleir Public SchoolPrimary · Government · ICSEA 883 · 8th percentile · LBOTE 82% · 351 students · Top SEA quarter 1% · 1.1 km awayView on My School →
- Miller Public SchoolPrimary · Government · ICSEA 880 · 7th percentile · LBOTE 67% · 266 students · Top SEA quarter 2% · 1.2 km awayView on My School →
- St Therese Catholic Primary SchoolPrimary · Catholic · ICSEA 1003 · 48th percentile · LBOTE 88% · 315 students · Top SEA quarter 13% · 1.2 km awayView on My School →
- Miller High SchoolSecondary · Government · ICSEA 878 · 7th percentile · LBOTE 83% · 816 students · Top SEA quarter 2% · 1.4 km awayView on My School →
- Green Valley Public SchoolPrimary · Government · ICSEA 973 · 35th percentile · LBOTE 85% · 365 students · Top SEA quarter 7% · 1.5 km awayView on My School →
- Ashcroft Public SchoolPrimary · Government · ICSEA 887 · 8th percentile · LBOTE 70% · 284 students · Top SEA quarter 0% · 1.7 km awayView on My School →
Contributes to desirability score · Education (15%)
School and preschool counts, median school ICSEA
Data sources & freshness
- ACARA school locations — Australian Curriculum, Assessment and Reporting Authority · 2025 · Updated · Annual release
- School ICSEA scores — Australian Curriculum, Assessment and Reporting Authority · 2025 · Updated · Annual release
Public transport
35 public transport stops in this suburb
- Busby Public School, South Liverpool Rd
- Heckenberg Community Centre, Green Valley Rd
- Rundle Rd At Orchard Rd
- South Liverpool Rd Before Gundibri St
- South Liverpool Rd Opp Formica Park
Contributes to desirability score · Accessibility (15%)
Public transport stop coverage
Data sources & freshness
- Timetables Complete GTFS stops (© Transport for NSW, CC BY 4.0) — Transport for NSW — Open Data Hub · current · Updated · Nightly GTFS feed
Amenities
34 nearby amenities within ~1.5 km
2 playgrounds
Local character & venue list
Local character
- A car helps for daily errands
- Decent local green space — 6 parks in suburb, 2 playgrounds nearby
- Well connected by public transport — 35 public transport stops
- Walkability proxy
- 30/100
- Cafés per 1,000 residents
- 0
- Food & drink per 1,000 residents
- 0
- Parks per 1,000 residents
- 1.35
Community(2)
- Heckenberg Community CentreCommunity centre
- Busby Public SchoolSchool
Busby
Health & services(2)
- First Care Medical CentreClinic
103 Cartwright Avenue
- Busby Dental ClinicDentist
Sport & outdoors(9)
- Formica ParkPark
- Jersey ParkPark
- Johnson ParkPark
- Park
- Skillinger ParkPark
- Whitlam ParkPark
- Playground (2)
- Sports field
Transport(18)
18 bus stops
Other(2)
- Busby Fire StationFire station
101 Cartwright Avenue
- Parking (2)
Names and addresses from OpenStreetMap. Unnamed venues show as their type (e.g. Cafe). Transport stops are summarised by type rather than listed individually.
Contributes to desirability score · Lifestyle (15%)
Food, shopping, recreation and sport (OpenStreetMap)
Data sources & freshness
- Local amenity insights — Suburb Guide (derived) · current · Updated
- OpenStreetMap amenities — OpenStreetMap contributors · current · Updated
Parks & reserves
5 parks and public open space in this suburb
- Formica ParkPark
- Jersey ParkPark
- Johnson ParkPark
- Skillinger ParkPark
- Whitlam ParkPark
Data sources & freshness
- Parks & reserves — State government + ABS LGA boundaries · current · Updated
Green cover
- Parks & woodland (OSM)
- 6
- Parks (OSM)
- 6
OpenStreetMap parks and natural woodland features mapped within the suburb boundary.
Contributes to desirability score · Environment (10%)
Parks and green cover (OpenStreetMap)
Data sources & freshness
- OpenStreetMap green cover — OpenStreetMap contributors · current · Updated
Health access
- Hospitals & GP clinics in suburb
- 2
- Nearest hospital
- Sydney Southwest Private Hospital (4.5 km)
- Nearest hospital type
- Hospital
- Nearest hospital emergency
- Emergency department
- Emergency department in suburb
- Not in suburb
- Busby Dental ClinicDentist
- First Care Medical CentreCartwright AvenueClinic
Contributes to desirability score · Accessibility (15%)
Hospitals and GP clinics
Data sources & freshness
- Hospitals & clinics — OpenStreetMap + state health datasets · current · Updated
NDIS participation
- NDIS participants (31 March 2026)
- 217
- Participants per 1,000 residents
- 48.2
Active NDIS participants allocated from NDIA Statistical Area Level 2 (SA2, ASGS 2016) counts to this suburb boundary. Not an official suburb-level NDIS figure · as at 31 March 2026.
For NDIS spend and service-demand exploration by SA2 or postcode, see the Care Sector Demand Map.
Data sources & freshness
- NDIS participants by SA2 — National Disability Insurance Agency · 2026-Q1 · Updated · Quarterly SA2 counts allocated to suburb boundaries
Weather
Typical conditions by season for suburbs in the same ~44 km climate area. Rainfall totals are summed from monthly WorldClim layers; rainy-day counts are approximate.
Summer (Dec–Feb)
- Usual max / min
- 25° / 17°
- Rainfall
- 321 mm · ~40 rainy days
Autumn (Mar–May)
- Usual max / min
- 22° / 14°
- Rainfall
- 359 mm · ~45 rainy days
Winter (Jun–Aug)
- Usual max / min
- 17° / 8°
- Rainfall
- 263 mm · ~33 rainy days
Spring (Sep–Nov)
- Usual max / min
- 21° / 12°
- Rainfall
- 242 mm · ~30 rainy days
Contributes to desirability score · Lifestyle (15%)
Temperature and humidity comfort
Data sources & freshness
- Seasonal climate normals — WorldClim 2.1 · Updated
Future & Planning
Planning & development
Development applications from NSW Planning Portal.
2026· 6 proposals
August 2026
- Demolition; Erection of a new structure; Centre-based child care37 COONONG STREET BUSBY 2168Under Assessment
June 2026
- Secondary dwelling; Dwelling house; Erection of a new structure6 ABERDEEN ROAD BUSBY 2168Under Assessment
May 2026
- Demolition; Subdivision; Erection of a new structure; Semi-detached dwelling; Group home (permanent)28 KALUGA STREET BUSBY 2168Under Assessment
April 2026
- Dwelling house; Erection of a new structure12 KINKUNA STREET BUSBY 2168Determined
March 2026
- Secondary dwelling; Demolition; Erection of a new structure; Balcony, deck, patio, terrace or verandah14 HECKENBERG AVENUE BUSBY 2168Determined
February 2026
- Demolition; Dwelling house; Subdivision; Erection of a new structure27 LYNDLEY STREET BUSBY 2168Determined
2025· 6 proposals
December 2025
- Secondary dwelling; Demolition; Erection of a new structure; Non-standard Housing4 FRIESIAN STREET BUSBY 2168Withdrawn
October 2025
- Demolition; Erection of a new structure; Group home (permanent)60 ABERDEEN ROAD BUSBY 2168Determined
August 2025
- Dwelling house; Alterations or additions to an existing building or structure; Residential Accommodation141 SOUTH LIVERPOOL ROAD BUSBY 2168Determined
July 2025
- Secondary dwelling; Demolition; Erection of a new structure; Balcony, deck, patio, terrace or verandah14 HECKENBERG AVENUE BUSBY 2168Determined
March 2025
- Dwelling house; Erection of a new structure14 WENDOUREE STREET BUSBY 2168Determined
- Secondary dwelling; Demolition; Erection of a new structure; Balcony, deck, patio, terrace or verandah14 HECKENBERG AVENUE BUSBY 2168Determined
2024· 12 proposals
December 2024
- Dwelling house; Erection of a new structure30 LYNDLEY STREET BUSBY 2168Determined
- Secondary dwelling; Attached dwelling; Dual occupancy; Demolition; Subdivision; Erection of a new structure; Semi-detached dwelling; Dual occupancy (attached); Build-to-rent80 GREEN VALLEY ROAD BUSBY 2168Determined
- Dwelling house; Erection of a new structure14 WENDOUREE STREET BUSBY 2168Determined
October 2024
- Demolition50 BOLINDA STREET BUSBY 2168Determined
September 2024
- Demolition50 BOLINDA STREET BUSBY 2168Rejected
July 2024
- Erection of a new structure; Semi-detached dwelling25 LYNDLEY STREET BUSBY 2168Determined
April 2024
- Subdivision23 KILMOREY STREET BUSBY 2168Determined
March 2024
- Secondary dwelling; Demolition; Erection of a new structure6 ARDNO STREET BUSBY 2168Operational consent issued
- Secondary dwelling; Erection of a new structure30 KINKUNA STREET BUSBY 2168Determined
January 2024
- Secondary dwelling; Attached dwelling; Dual occupancy; Demolition; Subdivision; Erection of a new structure; Semi-detached dwelling; Dual occupancy (attached); Build-to-rent80 GREEN VALLEY ROAD BUSBY 2168Determined
- Demolition; Subdivision; Erection of a new structure; Semi-detached dwelling7 BUSBY ROAD BUSBY 2168Determined
- Subdivision22 LYNDLEY STREET BUSBY 2168Determined
2023· 13 proposals
December 2023
- Erection of a new structure; Awnings, blinds and canopies21 LYNDLEY STREET BUSBY 2168Withdrawn
October 2023
- Dwelling house; Alterations or additions to an existing building or structure13 KINGARTH STREET BUSBY 2168Determined
September 2023
- Dwelling27 TUNBRIDGE STREET BUSBY 2168Determined
July 2023
- Secondary dwelling; Other28 NARANGHI STREET BUSBY 2168Determined
June 2023
- Semi-attached dwelling; Demolition; Subdivision of land; Shed4 DALKEITH STREET BUSBY 2168Determined
- Dwelling; Demolition33 ST JOHNS ROAD BUSBY 2168Determined
May 2023
- Secondary dwelling; Retaining walls, protection of trees8 MOOMIN PLACE BUSBY 2168Withdrawn
April 2023
- Alterations and additions to residential development13 KINGARTH STREET BUSBY 2168Withdrawn
March 2023
- Secondary dwelling; Retaining walls, protection of trees8 MOOMIN PLACE BUSBY 2168Withdrawn
February 2023
- Secondary dwelling21 LYNDLEY STREET BUSBY 2168Determined
January 2023
- Dwelling; Secondary dwelling34 ORCHARD ROAD BUSBY 2168Determined
- Semi-attached dwelling50 BOLINDA STREET BUSBY 2168Determined
- Dwelling; Secondary dwelling34 ORCHARD ROAD BUSBY 2168Rejected
2022· 4 proposals
December 2022
- Demolition; Centre based childcare12 COONONG STREET BUSBY 2168Determined
- Other10A KAROOLA STREET BUSBY 2168Withdrawn
November 2022
- Alterations and additions to residential development18 KINKUNA STREET BUSBY 2168Determined
- Retaining walls, protection of trees7 DALKEITH STREET BUSBY 2168Determined
Contributes to desirability score · Future Growth (7%)
Development and planning activity
Data sources & freshness
- Online DA development application register — NSW Department of Planning, Housing and Infrastructure · 2026 · Updated · Daily feed (from Oct 2018)
Hazards
- Bushfire planning zone
- No overlay at centroid
Bushfire overlay checked at suburb centroid via NSW bush fire prone land mapping.
Contributes to desirability score · Safety (18%)
Bushfire hazard overlays
Data sources & freshness
- Hazard planning overlays — State government hazard layers · current · Updated
Politics & representation
- Federal electorate
- Werriwa
- Member of Parliament
- Anne Maree STANLEY (Australian Labor Party)
- Results from
- 2025 federal election
- Electorate enrolment (2025)
- 117,790
- Turnout (2025)
- 89.9%
- Swing since 2022 (2025)
- +1.4 pp toward Labor
Two-party preferred (2025)
Coalition 43.2%Labor 56.8%
Estimated suburb voting profile
Estimated from 8 nearby ordinary polling places (up to 1.6 km away).
Coalition 38.3%Labor 61.7%
4.9 percentage points more Labor-leaning than the electorate
Estimated swing since 2022: +0.9 pp toward Labor
Nearest polling places
- Green Valley EastLabor 64.7% · Coalition 35.3% TPP (2025)0.6 km away
- Green ValleyLabor 57.8% · Coalition 42.2% TPP (2025)0.9 km away
- HeckenbergLabor 62.0% · Coalition 38.0% TPP (2025)1.0 km away
- SadleirLabor 64.8% · Coalition 35.1% TPP (2025)1.1 km away
- Hinchinbrook EastLabor 52.8% · Coalition 47.2% TPP (2025)1.3 km away
Federal electorate from AEC federal division boundaries (2025 redistribution). Division-level results are official AEC figures from the latest general election, with by-election updates where applicable. The estimated suburb profile blends up to eight nearest ordinary polling booths in the same electorate using inverse-distance weighting from the suburb centroid — an approximation, not official AEC data. Nearest polling places are shown for reference.
Data sources & freshness
- Federal election results — Australian Electoral Commission · Updated · 2025 election with by-election overlays
Socio-economic
- IRSAD decile (2021)
- 1/10
- IRSD decile (2021)
- 1/10
ABS Socio-Economic Indexes for Areas (SEIFA), 2021 release — the latest available, derived from the 2021 Census. Deciles rank suburbs nationally from 1 (lowest) to 10 (highest).
What do IRSAD and IRSD measure?
IRSAD — Index of Relative Socio-economic Advantage and Disadvantage. Combines indicators of advantage (e.g. high income, skilled occupations) and disadvantage. Higher decile = more advantaged relative to other Australian areas.
IRSD — Index of Relative Socio-economic Disadvantage. Focuses on disadvantage only (e.g. low income, unemployment, limited education). Higher decile = less disadvantage nationally.
A new SEIFA edition typically follows each census; the ABS has not announced a release date beyond 2021.
Contributes to desirability score · Community (5%)
Socio-economic advantage (IRSAD decile)
Data sources & freshness
- SEIFA 2021 (IRSAD / IRSD) — Australian Bureau of Statistics · Updated
Compare with
Similar suburbs to weigh up side by side — scores, safety, schools, and lifestyle.
More in Liverpool Council
Other suburbs in the same local government area.
Comparable suburbs
Similar population and socio-economic profile in other parts of New South Wales.