Ashfield vs Croydon

Ashfield is the younger of the two, with a median age of 36 against 42 in Croydon. In Ashfield, about half of households rent and most homes are flats or apartments. In Croydon, most households own their home, most homes are detached houses, and about half of households are couple families. Houses cost more in Croydon: a median of $2.44 million, against $2.21 million in Ashfield, and rent is higher there too. On these figures, Ashfield tends to suit renters, young adults, and people living alone, while Croydon suits couples.

Ashfield is a larger, more walkable suburb with a younger population, while Croydon is quieter and more affluent. Ashfield's walkability score of 96 is notably higher than Croydon's 79, making it better suited to those who prefer car-free living; however, Croydon has a higher median household income at $112,164 versus $98,176, and lower crime risk at 43 compared to Ashfield's 61. Property prices are higher in Croydon across both houses and units, though rental yields are also stronger there. Both suburbs are similarly close to the CBD and equally safe from bushfire risk.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Croydon

ahead on 4 of the 6 things we measure here

  • has more separate houses rather than flats (55% vs 22%)
  • is already more of a family suburb (64% vs 43%)
  • carries lower crime risk (43/100 vs 61/100)
  • But Ashfield has more parks and reserves (19 vs 13)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Ashfield

ahead on the one thing that separates them

  • has cheaper houses ($2,206,000 vs $2,440,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Ashfield

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (53% vs 31%)
  • has cheaper rent ($440/wk vs $480/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Ashfield

ahead on 2 of the 4 things we measure here

  • gets more of its commuters onto trains and trams (14% vs 7%)
  • is more walkable (96/100 vs 79/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Ashfield

ahead on 3 of the 5 things we measure here

  • has more GPs (11 vs 2)
  • has more units and townhouses to downsize into (78% vs 45%)
  • is more walkable (96/100 vs 79/100)
  • But Croydon carries lower crime risk (43/100 vs 61/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Croydon

ahead on 2 of the 3 things we measure here

  • returns a higher gross yield on houses (3.5% vs 2.8%)
  • returns a higher gross yield on units (5.1% vs 4.5%)

Weighs house yield, unit yield, and population growth.

Where they sit

Ashfield and Croydon drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Ashfield Croydon
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Ashfield Croydon
Walkability 96 / 79
Ashfield — Walkability: 96/100 Croydon — Walkability: 79/100
Safety 39 / 57
Ashfield — Safety: 39/100 Croydon — Safety: 57/100
Low fire risk 100 / 100
Ashfield — Low fire risk: 100/100 Croydon — Low fire risk: 100/100

Demographics

Ashfield has more residents (23,012 vs 10,755); Croydon skews older (42 vs 36).

Ashfield Croydon
Population 23,012
+53% vs other
 10,755
Population trend (2016 → 2021) -3.5% +1.3%
Median age 36 42
Median household income $98,176/yr $112,164/yr
+14% vs other
Median weekly rent $440/wk $480/wk
+9% vs other

Age profile

Share of residents in each band, 2021 Census.

Ashfield Croydon
0-4 4.3% / 4.8%
Ashfield — 0-4: 4.3% Croydon — 0-4: 4.8%
5-14 7.5% / 10.9%
Ashfield — 5-14: 7.5% Croydon — 5-14: 10.9%
15-19 3.3% / 5.5%
Ashfield — 15-19: 3.3% Croydon — 15-19: 5.5%
20-24 8.5% / 6.2%
Ashfield — 20-24: 8.5% Croydon — 20-24: 6.2%
25-34 22.9% / 13.2%
Ashfield — 25-34: 22.9% Croydon — 25-34: 13.2%
35-44 15.3% / 12.9%
Ashfield — 35-44: 15.3% Croydon — 35-44: 12.9%
45-54 11.1% / 13.7%
Ashfield — 45-54: 11.1% Croydon — 45-54: 13.7%
55-64 10.3% / 12.6%
Ashfield — 55-64: 10.3% Croydon — 55-64: 12.6%
65-74 7.9% / 9.4%
Ashfield — 65-74: 7.9% Croydon — 65-74: 9.4%
75-84 5.4% / 6.5%
Ashfield — 75-84: 5.4% Croydon — 75-84: 6.5%
85+ 3.5% / 4.2%
Ashfield — 85+: 3.5% Croydon — 85+: 4.2%

Bars are drawn against the largest share shown (22.9%).

Who lives together

Household composition, 2021 Census.

Ashfield 30.9% couple families
Ashfield — Couple Families: 30.9% Ashfield — Lone Person: 43.2% Ashfield — One Parent Families: 11.9% Ashfield — Group Household: 11.5% Ashfield — Other Families: 2.5%
Croydon 49.1% couple families
Croydon — Couple Families: 49.1% Croydon — Lone Person: 29.1% Croydon — One Parent Families: 14.7% Croydon — Group Household: 5.3% Croydon — Other Families: 1.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Ashfield 52.8% renting
Ashfield — Owned Outright: 23.3% Ashfield — Mortgage: 23.8% Ashfield — Renting: 52.8%
Croydon 30.8% renting
Croydon — Owned Outright: 36.3% Croydon — Mortgage: 32.9% Croydon — Renting: 30.8%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Ashfield Croydon
Bachelor Degree 24.9% / 21.2%
Ashfield — Bachelor Degree: 24.9% Croydon — Bachelor Degree: 21.2%
Postgraduate Degree 11.8% / 10.1%
Ashfield — Postgraduate Degree: 11.8% Croydon — Postgraduate Degree: 10.1%
Advanced Diploma / Diploma 8.9% / 7.3%
Ashfield — Advanced Diploma / Diploma: 8.9% Croydon — Advanced Diploma / Diploma: 7.3%
Certificate III & IV 6.5% / 6.8%
Ashfield — Certificate III & IV: 6.5% Croydon — Certificate III & IV: 6.8%
Graduate Diploma / Certificate 2.5% / 2.3%
Ashfield — Graduate Diploma / Certificate: 2.5% Croydon — Graduate Diploma / Certificate: 2.3%

Bars are drawn against the largest share shown (24.9%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Ashfield Croydon
China 12.2% / 11.3%
Ashfield — China: 12.2% Croydon — China: 11.3%
Nepal 6.7% / —
Ashfield — Nepal: 6.7% Croydon — Nepal: not among its largest
Italy 1.6% / 3.4%
Ashfield — Italy: 1.6% Croydon — Italy: 3.4%
India 3.2% / 1.6%
Ashfield — India: 3.2% Croydon — India: 1.6%
Philippines 2.9% / 1.3%
Ashfield — Philippines: 2.9% Croydon — Philippines: 1.3%
England 2.1% / 1.8%
Ashfield — England: 2.1% Croydon — England: 1.8%
Vietnam — / 2.3%
Ashfield — Vietnam: not among its largest Croydon — Vietnam: 2.3%
Lebanon — / 2.0%
Ashfield — Lebanon: not among its largest Croydon — Lebanon: 2.0%

Bars are drawn against the largest share shown (12.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Ashfield 70.5% flats / apartments
Ashfield — Flats / Apartments: 70.5% Ashfield — Houses: 22.1% Ashfield — Townhouses: 7.4%
Croydon 27.7% flats / apartments
Croydon — Flats / Apartments: 27.7% Croydon — Houses: 55.1% Croydon — Townhouses: 17.2%
Flats / Apartments Houses Townhouses

Property market

Ashfield Croydon
Median house price $2,206,000 $2,440,000
Median unit price $876,750 $900,000
Median land price —
same for both
Typical days to sell (houses) 24 days
from 95 sales
 26 days
from 58 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Ashfield Croydon
1 bed $630K / $690K
Ashfield — 1 bed: $630K (79 sales) Croydon — 1 bed: $690K (6 sales)

79 vs 6 sales

2 bed $910K / $890K
Ashfield — 2 bed: $910K (230 sales) Croydon — 2 bed: $890K (33 sales)

230 vs 33 sales

3 bed $1.14M / $1.27M
Ashfield — 3 bed: $1.14M (31 sales) Croydon — 3 bed: $1.27M (10 sales)

31 vs 10 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Ashfield Croydon
2 bed $1.75M / $1.84M
Ashfield — 2 bed: $1.75M (21 sales) Croydon — 2 bed: $1.84M (18 sales)

21 vs 18 sales

3 bed $2.14M / $2.33M
Ashfield — 3 bed: $2.14M (52 sales) Croydon — 3 bed: $2.33M (42 sales)

52 vs 42 sales

4 bed $2.65M / $2.69M
Ashfield — 4 bed: $2.65M (27 sales) Croydon — 4 bed: $2.69M (30 sales)

27 vs 30 sales

5 bed $2.73M / $3.05M
Ashfield — 5 bed: $2.73M (5 sales) Croydon — 5 bed: $3.05M (13 sales)

5 vs 13 sales

Zoning mix

Ashfield Croydon
Residential 78% 86%
Infrastructure and transport 9% 4%
Parks and recreation 6% 5%
Commercial 5% 2%
Industrial 2% 3%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Ashfield Croydon
New dwellings approved 849
across Inner West
 295
across Burwood
Approvals change year on year -25% +765%

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Ashfield Croydon
Houses 2.8%
$920/wk on $1.73M
 3.5%
$1,100/wk on $1.65M
Units 4.5%
$690/wk on $800K
 5.1%
$748/wk on $770K

Ranking within NSW

Ashfield Croydon
House price Higher than 88% of NSW Higher than 89% of NSW
Income Higher than 67% of NSW Higher than 77% of NSW
Schools Higher than 88% of NSW Higher than 95% of NSW
Walkability Higher than 98% of NSW Higher than 92% of NSW
Affordability Higher than 11% of NSW Higher than 14% of NSW
EV adoption Higher than 85% of NSW Higher than 92% of NSW
NBN connectivity Higher than 85% of NSW Higher than 88% of NSW
Rental yield (houses) Higher than 13% of NSW Higher than 43% of NSW
Rental yield (units) Higher than 43% of NSW Higher than 68% of NSW

Liveability

Ashfield is more walkable (96 vs 79).

Ashfield Croydon
Grade A
same for both
Score 81/100 84/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Ashfield carries more crime risk (61 vs 43).

Ashfield Croydon
Bushfire None
0/100
same for both
Crime Moderate
61/100
 Moderate
43/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 4
within 5 km

Schools

Ashfield Croydon
Inside the suburb 5
same for both
Rated above peers 3 4
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 3
Strathfield Campus, 4.3 km
 3
Strathfield Campus, 3.1 km
Full-time students aged 15–24 3.9% 3.6%

Schools in Ashfield

  • Ashfield Boys High School Government · Secondary above peers
  • Ashfield Public School Government · Primary above peers
  • St Vincent's College Ashfield Catholic · Combined above peers
  • St Vincents College Ashfield, Primary School Campus Catholic · Primary
  • Yeo Park Infants School Government · Primary

Schools in Croydon

  • Burwood Girls High School Government · Secondary above peers
  • Croydon Public School Government · Primary above peers
  • Holy Innocents' Catholic Primary School Catholic · Primary above peers
  • Presbyterian Ladies' College Sydney Independent · Combined above peers
  • Aspect South East Sydney School, Croydon Independent · Primary · Special school

Amenities in the suburb

Ashfield Croydon
Supermarkets 11 0
Cafes & restaurants 57 6
Parks & reserves 19 13
Childcare 17 12
GPs 11 2
Pharmacies 6 1
Police stations 1 0
Banks & Bank@Post 4 1
Fuel stations 2 4
EV chargers 1
same for both

Mobility

Ashfield Croydon
Walkability score 96/100 79/100
Distance to Sydney 11.2 km
+4% vs other
 10.8 km
Drive time (normal traffic) 18 min 17 min
Public transport score 94/100
Rail · Bus
 92/100
Rail · Bus
Peak arrivals per hour 486.5
7-9am + 5-7pm
 251.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.2%
postcode 2131
 1.9%
postcode 2132
Rooftop solar per 100 dwellings 8
postcode 2131
 20
postcode 2132

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Ashfield Croydon
Worked from Home 49.8% / 54.4%
Ashfield — Worked from Home: 49.8% Croydon — Worked from Home: 54.4%
Car (driver) 27.5% / 31.9%
Ashfield — Car (driver): 27.5% Croydon — Car (driver): 31.9%
Train 14.4% / 7.1%
Ashfield — Train: 14.4% Croydon — Train: 7.1%
Walked Only 3.3% / 2.9%
Ashfield — Walked Only: 3.3% Croydon — Walked Only: 2.9%
Car (passenger) 2.3% / 2.4%
Ashfield — Car (passenger): 2.3% Croydon — Car (passenger): 2.4%

Bars are drawn against the largest share shown (54.4%).

Setting

Ashfield Croydon
Elevation 37 m
above sea level, at the suburb centre
 33 m
above sea level, at the suburb centre
Distance to the ocean 7.5 km 8.8 km

NBN connectivity

Ashfield Croydon
Connectivity score 76/100 78/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 9%
11,566 premises
 11%
4,325 premises

Climate

Ashfield Croydon
Annual rainfall 1,129 mm
same for both
Summer max (Jan) 27.5°C
same for both
Winter min (Jul) 9.5°C
same for both

Air quality (annual mean)

Ashfield Croydon
PM2.5 6.5 µg/m³
same for both
PM10 16.1 µg/m³
same for both
NO₂ 0.79 pphm
same for both

Council rates

Ashfield Croydon
Average residential rate $1,342/yr $1,663/yr
Council Inner West Burwood

Federal electorate

Ashfield Croydon
Division Grayndler Reid
Member Anthony Albanese Sally Sitou
Party Australian Labor Party
same for both

First Home Owner Grant

Ashfield Croydon
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Ashfield

Apartments Easy Commute Inner Multicultural Parks Professionals Transport Hub Urban

Croydon

Easy Commute Middle-Ring Multicultural Parks Premium Professionals Transport Hub Urban

More comparisons

Other comparisons with Ashfield

Ashfield vs Dulwich Hill Ashfield vs Croydon Park Ashfield vs Five Dock Ashfield vs Summer Hill Ashfield vs Haberfield Ashfield vs Hurlstone Park

Other comparisons with Croydon

Croydon vs Burwood Croydon vs Croydon Park Croydon vs Five Dock Croydon vs Haberfield Croydon vs Burwood Heights
Full data on Ashfield Full data on Croydon
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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