Busby vs Green Valley

Busby is the younger of the two, with a median age of 32 against 37 in Green Valley. In both, the large majority of homes are detached houses. In Busby, about half of households rent. In Green Valley, most households own their home and most households are couple families. Houses cost more in Green Valley: a median of $1.22 million, against $1.04 million in Busby, and rent is higher there too. Busby is closer to the city centre: 44.6 km, against 49.9 km. On these figures, Busby tends to suit renters and families with children, while Green Valley suits couples.

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

Green Valley

ahead on 5 of the 6 things we measure here

  • has more schools inside the suburb (4 vs 1)
  • has more childcare (10 vs 4)
  • has more parks and reserves (12 vs 6)

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

First-home buyers

They split

one each way, out of the 2 things we measure here

  • Busby has cheaper houses ($1,041,500 vs $1,222,500)
  • Green Valley leaves households under less mortgage stress (26% vs 36%)

Weighs house prices and mortgage stress.

Renters

Busby

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (53% vs 29%)
  • has cheaper rent ($330/wk vs $450/wk)

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

Commuting to the city

Busby

ahead on the one thing that separates them

  • sits closer to the CBD (44.6 km vs 49.9 km)

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

Downsizers and retirees

Green Valley

ahead on 2 of the 5 things we measure here

  • has more GPs (4 vs 2)
  • carries lower crime risk (47/100 vs 73/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

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

Busby Green Valley
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.

Busby Green Valley
Walkability 80 / 83
Busby — Walkability: 80/100 Green Valley — Walkability: 83/100
Safety 27 / 53
Busby — Safety: 27/100 Green Valley — Safety: 53/100
Low fire risk 100 / 100
Busby — Low fire risk: 100/100 Green Valley — Low fire risk: 100/100

Demographics

Green Valley has more residents (12,919 vs 4,446); Green Valley has higher household incomes ($92,300 vs $60,476).

Busby Green Valley
Population 4,446 12,919
+191% vs other
Population trend (2016 → 2021) +3.6% +3.2%
Median age 32 37
Median household income $60,476/yr $92,300/yr
+53% vs other
Median weekly rent $330/wk $450/wk
+36% vs other

Age profile

Share of residents in each band, 2021 Census.

Busby Green Valley
0-4 7.4% / 5.9%
Busby — 0-4: 7.4% Green Valley — 0-4: 5.9%
5-14 17.9% / 13.6%
Busby — 5-14: 17.9% Green Valley — 5-14: 13.6%
15-19 8.2% / 7.5%
Busby — 15-19: 8.2% Green Valley — 15-19: 7.5%
20-24 6.5% / 8.1%
Busby — 20-24: 6.5% Green Valley — 20-24: 8.1%
25-34 13.0% / 12.6%
Busby — 25-34: 13.0% Green Valley — 25-34: 12.6%
35-44 12.4% / 12.0%
Busby — 35-44: 12.4% Green Valley — 35-44: 12.0%
45-54 10.1% / 13.4%
Busby — 45-54: 10.1% Green Valley — 45-54: 13.4%
55-64 12.3% / 14.1%
Busby — 55-64: 12.3% Green Valley — 55-64: 14.1%
65-74 7.0% / 8.5%
Busby — 65-74: 7.0% Green Valley — 65-74: 8.5%
75-84 4.0% / 3.5%
Busby — 75-84: 4.0% Green Valley — 75-84: 3.5%
85+ 1.3% / 0.9%
Busby — 85+: 1.3% Green Valley — 85+: 0.9%

Bars are drawn against the largest share shown (17.9%).

Who lives together

Household composition, 2021 Census.

Busby 41.6% couple families
Busby — Couple Families: 41.6% Busby — One Parent Families: 29.4% Busby — Lone Person: 23.4% Busby — Other Families: 3.5% Busby — Group Household: 2.1%
Green Valley 62.0% couple families
Green Valley — Couple Families: 62.0% Green Valley — One Parent Families: 22.5% Green Valley — Lone Person: 12.6% Green Valley — Other Families: 1.6% Green Valley — Group Household: 1.3%
Couple Families One Parent Families Lone Person Other Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Busby 53.2% renting
Busby — Owned Outright: 22.4% Busby — Mortgage: 24.4% Busby — Renting: 53.2%
Green Valley 28.6% renting
Green Valley — Owned Outright: 32.2% Green Valley — Mortgage: 39.2% Green Valley — Renting: 28.6%
Owned outright Mortgage Renting

Qualifications

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

Busby Green Valley
Certificate III & IV 9.4% / 9.8%
Busby — Certificate III & IV: 9.4% Green Valley — Certificate III & IV: 9.8%
Bachelor Degree 4.0% / 9.4%
Busby — Bachelor Degree: 4.0% Green Valley — Bachelor Degree: 9.4%
Advanced Diploma / Diploma 4.2% / 6.9%
Busby — Advanced Diploma / Diploma: 4.2% Green Valley — Advanced Diploma / Diploma: 6.9%
Postgraduate Degree 1.1% / 1.9%
Busby — Postgraduate Degree: 1.1% Green Valley — Postgraduate Degree: 1.9%
Graduate Diploma / Certificate 0.5% / 0.8%
Busby — Graduate Diploma / Certificate: 0.5% Green Valley — Graduate Diploma / Certificate: 0.8%

Bars are drawn against the largest share shown (9.8%).

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.

Busby Green Valley
Vietnam 6.8% / 9.4%
Busby — Vietnam: 6.8% Green Valley — Vietnam: 9.4%
Iraq 3.2% / 8.8%
Busby — Iraq: 3.2% Green Valley — Iraq: 8.8%
Lebanon 5.4% / 1.4%
Busby — Lebanon: 5.4% Green Valley — Lebanon: 1.4%
Fiji 1.8% / 4.3%
Busby — Fiji: 1.8% Green Valley — Fiji: 4.3%
New Zealand 2.9% / 1.3%
Busby — New Zealand: 2.9% Green Valley — New Zealand: 1.3%
Philippines 1.2% / 1.7%
Busby — Philippines: 1.2% Green Valley — Philippines: 1.7%

Bars are drawn against the largest share shown (9.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Busby 88.2% houses
Busby — Houses: 88.2% Busby — Townhouses: 8.0% Busby — Flats / Apartments: 3.9%
Green Valley 82.1% houses
Green Valley — Houses: 82.1% Green Valley — Townhouses: 17.0% Green Valley — Flats / Apartments: 0.9%
Houses Townhouses Flats / Apartments

Property market

Busby Green Valley
Median house price $1,041,500 $1,222,500
Median unit price — $820,000
Median land price — $1,525,000
Typical days to sell (houses) 24 days
from 27 sales
 23 days
from 33 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.

Busby Green Valley
3 bed $980K / $1.07M
Busby — 3 bed: $980K (43 sales) Green Valley — 3 bed: $1.07M (39 sales)

43 vs 39 sales

4 bed $1.1M / $1.29M
Busby — 4 bed: $1.1M (11 sales) Green Valley — 4 bed: $1.29M (34 sales)

11 vs 34 sales

5 bed $1.21M / $1.52M
Busby — 5 bed: $1.21M (5 sales) Green Valley — 5 bed: $1.52M (13 sales)

5 vs 13 sales

Zoning mix

Busby Green Valley
Residential 88% 85%
Parks and recreation 11%
same for both
Infrastructure and transport 0% 2%
Commercial 1% 2%
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

Busby Green Valley
New dwellings approved 2,229
across Liverpool
same for both
Approvals change year on year +28%
same for both

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.

Busby Green Valley
Houses — 3.4%
$775/wk on $1.19M
Units —
same for both

Ranking within NSW

Busby Green Valley
House price Higher than 48% of NSW Higher than 59% of NSW
Income Higher than 22% of NSW Higher than 59% of NSW
Schools — Higher than 8% of NSW
Walkability Higher than 92% of NSW Higher than 93% of NSW
Affordability Higher than 31% of NSW Higher than 47% of NSW
EV adoption Higher than 39% of NSW
same for both
NBN connectivity Higher than 85% of NSW
same for both
Rental yield (houses) — Higher than 39% of NSW

Liveability

Busby Green Valley
Grade C B
Score 46/100 49/100
Socio-economic band high-need area
decile 1/10
 below-average income
decile 2/10

Risk profile

Busby carries more crime risk (73 vs 47).

Busby Green Valley
Bushfire None
0/100
same for both
Crime High
73/100
 Moderate
47/100
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 6
within 5 km
 3
within 5 km

Schools

Busby Green Valley
Inside the suburb 1 4
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 1 3
Universities within 10 km 1
50 Scott Street Liverpool, 3.5 km
 1
50 Scott Street Liverpool, 5.1 km
Full-time students aged 15–24 2.3% 3.8%

Schools in Busby

  • Busby Public School Government · Primary below peers

Schools in Green Valley

  • Green Valley Public School Government · Primary at peers
  • Busby West Public School Government · Primary below peers
  • James Busby High School Government · Secondary below peers
  • Minarah College Independent · Combined below peers

Amenities in the suburb

Busby Green Valley
Supermarkets 0 2
Cafes & restaurants 0 1
Parks & reserves 6 12
Childcare 4 10
GPs 2 4
Pharmacies 1 2
Police stations 0 1
Banks & Bank@Post 0 1
Fuel stations 0 2
Waterways 0 1

Mobility

Green Valley sits further from the CBD (49.9 km vs 44.6 km).

Busby Green Valley
Walkability score 80/100 83/100
Distance to Sydney 44.6 km 49.9 km
+12% vs other
Drive time (normal traffic) 45 min 46 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 65.8
7-9am + 5-7pm
 186.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.4%
postcode 2168
same for both
Rooftop solar per 100 dwellings 38
postcode 2168
same for both

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.

Busby Green Valley
Car (driver) 63.1% / 59.8%
Busby — Car (driver): 63.1% Green Valley — Car (driver): 59.8%
Worked from Home 19.8% / 30.8%
Busby — Worked from Home: 19.8% Green Valley — Worked from Home: 30.8%
Car (passenger) 9.7% / 5.5%
Busby — Car (passenger): 9.7% Green Valley — Car (passenger): 5.5%
Bus 4.2% / 1.4%
Busby — Bus: 4.2% Green Valley — Bus: 1.4%
Train 2.5% / 1.9%
Busby — Train: 2.5% Green Valley — Train: 1.9%

Bars are drawn against the largest share shown (63.1%).

Setting

Busby Green Valley
Elevation 60 m
above sea level, at the suburb centre
 71 m
above sea level, at the suburb centre
Distance to the ocean 25.2 km 26.7 km

NBN connectivity

Busby Green Valley
Connectivity score 76/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 3%
1,462 premises
 11%
3,868 premises

Climate

Busby Green Valley
Annual rainfall 909 mm 931 mm
Summer max (Jan) 28.7°C 28.9°C
Winter min (Jul) 6.4°C 6.9°C

Air quality (annual mean)

Busby Green Valley
PM2.5 6.8 µg/m³
same for both
PM10 18.2 µg/m³
same for both
NO₂ 0.72 pphm
same for both

Council rates

Busby Green Valley
Average residential rate $1,322/yr
same for both
Council Liverpool
same for both

Federal electorate

Busby Green Valley
Division Werriwa
same for both
Member Anne Maree Stanley
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Busby Green Valley
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Busby

Family Multicultural Outer Parks Urban

Green Valley

Multicultural Outer Parks Urban

More comparisons

Other comparisons with Busby

Busby vs Hinchinbrook Busby vs Miller Busby vs Heckenberg Busby vs Sadleir

Other comparisons with Green Valley

Green Valley vs Hinchinbrook Green Valley vs Bonnyrigg Green Valley vs Bonnyrigg Heights Green Valley vs Cecil Hills Green Valley vs Heckenberg Green Valley vs Elizabeth Hills
Full data on Busby Full data on Green Valley
Unlock full address-level data — $29/month

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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or