Busby vs Sadleir

Comparing Busby and Sadleir, NSW: Busby has more residents (4,446 vs 3,243); Busby rents higher ($330/wk vs $250/wk); and Busby has higher household incomes ($60,476 vs $49,192).

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

Busby

ahead on the one thing that separates them

  • has more childcare (4 vs 1)

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

First-home buyers

Busby

ahead on the one thing that separates them

  • leaves households under less mortgage stress (36% vs 46%)

Weighs house prices and mortgage stress.

Renters

Sadleir

ahead on the one thing that separates them

  • has cheaper rent ($250/wk vs $330/wk)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Busby

ahead on the one thing that separates them

  • has more GPs (2 vs 0)

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 Sadleir 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 Sadleir
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 Sadleir
Walkability 80 / 80
Busby — Walkability: 80/100 Sadleir — Walkability: 80/100
Safety 27 / 26
Busby — Safety: 27/100 Sadleir — Safety: 26/100
Low fire risk 100 / 100
Busby — Low fire risk: 100/100 Sadleir — Low fire risk: 100/100

Demographics

Busby has more residents (4,446 vs 3,243); Busby rents higher ($330/wk vs $250/wk).

Busby Sadleir
Population 4,446
+27% vs other
 3,243
Population trend (2016 → 2021) +3.6% +3.4%
Median age 32 33
Median household income $60,476/yr
+19% vs other
 $49,192/yr
Median weekly rent $330/wk
+24% vs other
 $250/wk

Age profile

Share of residents in each band, 2021 Census.

Busby Sadleir
0-4 7.4% / 8.0%
Busby — 0-4: 7.4% Sadleir — 0-4: 8.0%
5-14 17.9% / 16.1%
Busby — 5-14: 17.9% Sadleir — 5-14: 16.1%
15-19 8.2% / 8.2%
Busby — 15-19: 8.2% Sadleir — 15-19: 8.2%
20-24 6.5% / 7.5%
Busby — 20-24: 6.5% Sadleir — 20-24: 7.5%
25-34 13.0% / 12.2%
Busby — 25-34: 13.0% Sadleir — 25-34: 12.2%
35-44 12.4% / 13.0%
Busby — 35-44: 12.4% Sadleir — 35-44: 13.0%
45-54 10.1% / 11.1%
Busby — 45-54: 10.1% Sadleir — 45-54: 11.1%
55-64 12.3% / 12.3%
Busby — 55-64: 12.3% Sadleir — 55-64: 12.3%
65-74 7.0% / 6.6%
Busby — 65-74: 7.0% Sadleir — 65-74: 6.6%
75-84 4.0% / 3.9%
Busby — 75-84: 4.0% Sadleir — 75-84: 3.9%
85+ 1.3% / 1.4%
Busby — 85+: 1.3% Sadleir — 85+: 1.4%

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%
Sadleir 34.8% couple families
Sadleir — Couple Families: 34.8% Sadleir — One Parent Families: 29.9% Sadleir — Lone Person: 30.0% Sadleir — Other Families: 2.1% Sadleir — Group Household: 3.1%
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%
Sadleir 54.7% renting
Sadleir — Owned Outright: 19.7% Sadleir — Mortgage: 25.6% Sadleir — Renting: 54.7%
Owned outright Mortgage Renting

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 Sadleir
Vietnam 6.8% / 9.4%
Busby — Vietnam: 6.8% Sadleir — Vietnam: 9.4%
Lebanon 5.4% / 6.0%
Busby — Lebanon: 5.4% Sadleir — Lebanon: 6.0%
Iraq 3.2% / 3.2%
Busby — Iraq: 3.2% Sadleir — Iraq: 3.2%
New Zealand 2.9% / 1.4%
Busby — New Zealand: 2.9% Sadleir — New Zealand: 1.4%
Fiji 1.8% / 1.9%
Busby — Fiji: 1.8% Sadleir — Fiji: 1.9%

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

Qualifications

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

Busby Sadleir
Certificate III & IV 9.4% / 8.7%
Busby — Certificate III & IV: 9.4% Sadleir — Certificate III & IV: 8.7%
Advanced Diploma / Diploma 4.2% / 5.1%
Busby — Advanced Diploma / Diploma: 4.2% Sadleir — Advanced Diploma / Diploma: 5.1%
Bachelor Degree 4.0% / 3.7%
Busby — Bachelor Degree: 4.0% Sadleir — Bachelor Degree: 3.7%
Postgraduate Degree 1.1% / 0.9%
Busby — Postgraduate Degree: 1.1% Sadleir — Postgraduate Degree: 0.9%
Graduate Diploma / Certificate 0.5% / 0.3%
Busby — Graduate Diploma / Certificate: 0.5% Sadleir — Graduate Diploma / Certificate: 0.3%

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 — Flats / Apartments: 3.9% Busby — Townhouses: 8.0%
Sadleir 84.6% houses
Sadleir — Houses: 84.6% Sadleir — Flats / Apartments: 12.4% Sadleir — Townhouses: 2.9%
Houses Flats / Apartments Townhouses

Property market

Busby Sadleir
Median house price $1,041,500 $1,062,500
Median unit price —
same for both
Median land price —
same for both
Typical days to sell (houses) 24 days
from 27 sales
 32 days
from 12 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 Sadleir
3 bed $980K / $980K
Busby — 3 bed: $980K (43 sales) Sadleir — 3 bed: $980K (31 sales)

43 vs 31 sales

4 bed $1.1M / $1.11M
Busby — 4 bed: $1.1M (11 sales) Sadleir — 4 bed: $1.11M (9 sales)

11 vs 9 sales

Zoning mix

Busby Sadleir
Residential 88% 86%
Parks and recreation 11% 13%
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 Sadleir
New dwellings approved 2,229
across Liverpool
same for both
Approvals change year on year +28%
same for both

Ranking within NSW

Busby Sadleir
House price Higher than 48% of NSW
same for both
Income Higher than 22% of NSW Higher than 10% of NSW
Schools —
same for both
Walkability Higher than 92% of NSW
same for both
Affordability Higher than 31% of NSW Higher than 18% of NSW
EV adoption Higher than 39% of NSW
same for both
NBN connectivity Higher than 85% of NSW Higher than 83% of NSW

Liveability

Busby Sadleir
Grade C
same for both
Score 46/100
same for both
Socio-economic band high-need area
decile 1/10
same for both

Risk profile

Busby Sadleir
Bushfire None
0/100
same for both
Crime High
73/100
 High
74/100
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
 10
within 5 km

Schools

Busby Sadleir
Inside the suburb 1
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 1
same for both
Universities within 10 km 1
50 Scott Street Liverpool, 3.5 km
 1
50 Scott Street Liverpool, 2.4 km
Full-time students aged 15–24 2.3%
same for both

Schools in Busby

  • Busby Public School Government · Primary below peers

Schools in Sadleir

  • Sadleir Public School Government · Primary below peers

Amenities in the suburb

Busby Sadleir
Cafes & restaurants 0 1
Parks & reserves 6 5
Childcare 4 1
GPs 2 0
Pharmacies 1 0

Mobility

Busby Sadleir
Walkability score 80/100
same for both
Distance to Sydney 44.6 km
+2% vs other
 43.8 km
Drive time (normal traffic) 45 min 44 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 65.8
7-9am + 5-7pm
 52.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
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 Sadleir
Car (driver) 63.1% / 67.7%
Busby — Car (driver): 63.1% Sadleir — Car (driver): 67.7%
Worked from Home 19.8% / 18.7%
Busby — Worked from Home: 19.8% Sadleir — Worked from Home: 18.7%
Car (passenger) 9.7% / 5.1%
Busby — Car (passenger): 9.7% Sadleir — Car (passenger): 5.1%
Bus 4.2% / 3.9%
Busby — Bus: 4.2% Sadleir — Bus: 3.9%
Train 2.5% / 3.0%
Busby — Train: 2.5% Sadleir — Train: 3.0%

Bars are drawn against the largest share shown (67.7%).

Setting

Busby Sadleir
Elevation 60 m
above sea level, at the suburb centre
 20 m
above sea level, at the suburb centre
Distance to the ocean 25.2 km 24.1 km

NBN connectivity

Busby Sadleir
Connectivity score 76/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 3%
1,462 premises
 0%
1,103 premises

Climate

Busby Sadleir
Annual rainfall 909 mm
same for both
Summer max (Jan) 28.7°C
same for both
Winter min (Jul) 6.4°C
same for both

Air quality (annual mean)

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

Federal electorate

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

First Home Owner Grant

Busby Sadleir
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

Sadleir

Family Multicultural Outer Parks River Urban

More comparisons

Other comparisons with Busby

Busby vs Green Valley Busby vs Hinchinbrook Busby vs Miller Busby vs Heckenberg

Other comparisons with Sadleir

Sadleir vs Ashcroft Sadleir vs Miller Sadleir vs Heckenberg Sadleir vs Cartwright
Full data on Busby Full data on Sadleir
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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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