Cabramatta vs Warwick Farm

Warwick Farm is the younger of the two, with a median age of 35 against 40 in Cabramatta. In Cabramatta, about half of households rent. In Warwick Farm, most households rent and the large majority of homes are flats or apartments. Houses cost more in Cabramatta: a median of $1.55 million, against $960,000 in Warwick Farm. On these figures, Warwick Farm tends to suit renters, people living alone, and buyers on a tighter budget.

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

Cabramatta

ahead on 6 of the 6 things we measure here

  • has more schools rated above their peers (4 vs 0)
  • has more parks and reserves (10 vs 2)
  • has more childcare (8 vs 2)

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

First-home buyers

Warwick Farm

ahead on the one thing that separates them

  • has cheaper houses ($960,000 vs $1,550,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Warwick Farm

ahead on the one thing that separates them

  • has a bigger rental market to choose from (72% vs 50%)

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

Commuting to the city

Cabramatta

ahead on the one thing that separates them

  • is more walkable (93/100 vs 68/100)

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

Downsizers and retirees

Cabramatta

ahead on 3 of the 5 things we measure here

  • has more GPs (18 vs 0)
  • is more walkable (93/100 vs 68/100)
  • carries lower crime risk (74/100 vs 92/100)
  • But Warwick Farm has more units and townhouses to downsize into (80% vs 61%)

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

Investors

Warwick Farm

ahead on 3 of the 3 things we measure here

  • is growing faster (4.3% vs -2.9%)
  • returns a higher gross yield on houses (2.9% vs 2.2%)
  • returns a higher gross yield on units (5.7% vs 4.7%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Cabramatta Warwick Farm
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.

Cabramatta Warwick Farm
Walkability 93 / 68
Cabramatta — Walkability: 93/100 Warwick Farm — Walkability: 68/100
Safety 26 / 8
Cabramatta — Safety: 26/100 Warwick Farm — Safety: 8/100
Low fire risk 100 / 80
Cabramatta — Low fire risk: 100/100 Warwick Farm — Low fire risk: 80/100

Demographics

Cabramatta has more residents (21,142 vs 6,135); Cabramatta skews older (40 vs 35).

Cabramatta Warwick Farm
Population 21,142
+71% vs other
 6,135
Population trend (2016 → 2021) -2.9% +4.3%
Median age 40 35
Median household income $61,568/yr
+4% vs other
 $58,864/yr
Median weekly rent $330/wk $327/wk

Age profile

Share of residents in each band, 2021 Census.

Cabramatta Warwick Farm
0-4 4.4% / 7.3%
Cabramatta — 0-4: 4.4% Warwick Farm — 0-4: 7.3%
5-14 10.7% / 11.1%
Cabramatta — 5-14: 10.7% Warwick Farm — 5-14: 11.1%
15-19 6.4% / 4.5%
Cabramatta — 15-19: 6.4% Warwick Farm — 15-19: 4.5%
20-24 7.8% / 6.7%
Cabramatta — 20-24: 7.8% Warwick Farm — 20-24: 6.7%
25-34 13.7% / 19.0%
Cabramatta — 25-34: 13.7% Warwick Farm — 25-34: 19.0%
35-44 11.9% / 17.2%
Cabramatta — 35-44: 11.9% Warwick Farm — 35-44: 17.2%
45-54 14.4% / 11.2%
Cabramatta — 45-54: 14.4% Warwick Farm — 45-54: 11.2%
55-64 14.1% / 11.2%
Cabramatta — 55-64: 14.1% Warwick Farm — 55-64: 11.2%
65-74 9.5% / 6.9%
Cabramatta — 65-74: 9.5% Warwick Farm — 65-74: 6.9%
75-84 4.4% / 3.7%
Cabramatta — 75-84: 4.4% Warwick Farm — 75-84: 3.7%
85+ 2.7% / 1.3%
Cabramatta — 85+: 2.7% Warwick Farm — 85+: 1.3%

Bars are drawn against the largest share shown (19.0%).

Who lives together

Household composition, 2021 Census.

Cabramatta 39.8% couple families
Cabramatta — Couple Families: 39.8% Cabramatta — Lone Person: 23.1% Cabramatta — One Parent Families: 26.6% Cabramatta — Group Household: 6.5% Cabramatta — Other Families: 4.0%
Warwick Farm 30.2% couple families
Warwick Farm — Couple Families: 30.2% Warwick Farm — Lone Person: 43.9% Warwick Farm — One Parent Families: 17.7% Warwick Farm — Group Household: 5.5% Warwick Farm — Other Families: 2.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Cabramatta 49.5% renting
Cabramatta — Owned Outright: 29.2% Cabramatta — Mortgage: 21.4% Cabramatta — Renting: 49.5%
Warwick Farm 71.9% renting
Warwick Farm — Owned Outright: 11.5% Warwick Farm — Mortgage: 16.6% Warwick Farm — Renting: 71.9%
Owned outright Mortgage Renting

Qualifications

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

Cabramatta Warwick Farm
Bachelor Degree 8.1% / 11.9%
Cabramatta — Bachelor Degree: 8.1% Warwick Farm — Bachelor Degree: 11.9%
Certificate III & IV 5.6% / 9.2%
Cabramatta — Certificate III & IV: 5.6% Warwick Farm — Certificate III & IV: 9.2%
Advanced Diploma / Diploma 5.2% / 7.5%
Cabramatta — Advanced Diploma / Diploma: 5.2% Warwick Farm — Advanced Diploma / Diploma: 7.5%
Postgraduate Degree 1.6% / 5.2%
Cabramatta — Postgraduate Degree: 1.6% Warwick Farm — Postgraduate Degree: 5.2%
Graduate Diploma / Certificate 0.3% / 0.7%
Cabramatta — Graduate Diploma / Certificate: 0.3% Warwick Farm — Graduate Diploma / Certificate: 0.7%

Bars are drawn against the largest share shown (11.9%).

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.

Cabramatta Warwick Farm
Vietnam 37.6% / 5.2%
Cabramatta — Vietnam: 37.6% Warwick Farm — Vietnam: 5.2%
China 4.0% / 2.6%
Cabramatta — China: 4.0% Warwick Farm — China: 2.6%
India — / 6.6%
Cabramatta — India: not among its largest Warwick Farm — India: 6.6%
Iraq 0.6% / 4.6%
Cabramatta — Iraq: 0.6% Warwick Farm — Iraq: 4.6%
Fiji 0.4% / 2.3%
Cabramatta — Fiji: 0.4% Warwick Farm — Fiji: 2.3%
Thailand 2.1% / —
Cabramatta — Thailand: 2.1% Warwick Farm — Thailand: not among its largest
Malaysia 1.2% / —
Cabramatta — Malaysia: 1.2% Warwick Farm — Malaysia: not among its largest
New Zealand 1.0% / —
Cabramatta — New Zealand: 1.0% Warwick Farm — New Zealand: not among its largest

Bars are drawn against the largest share shown (37.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Cabramatta 39.1% flats / apartments
Cabramatta — Flats / Apartments: 39.1% Cabramatta — Houses: 38.8% Cabramatta — Townhouses: 22.0%
Warwick Farm 75.3% flats / apartments
Warwick Farm — Flats / Apartments: 75.3% Warwick Farm — Houses: 19.7% Warwick Farm — Townhouses: 5.0%
Flats / Apartments Houses Townhouses

Property market

Cabramatta Warwick Farm
Median house price $1,550,000 $960,000
Median unit price $479,000 $485,000
Median land price —
same for both
Typical days to sell (houses) 29 days
from 58 sales
 21 days
from 15 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.

Cabramatta Warwick Farm
2 bed $1.32M / $425K
Cabramatta — 2 bed: $1.32M (5 sales) Warwick Farm — 2 bed: $425K (7 sales)

5 vs 7 sales

3 bed $1.53M / $1M
Cabramatta — 3 bed: $1.53M (22 sales) Warwick Farm — 3 bed: $1M (10 sales)

22 vs 10 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.

Cabramatta Warwick Farm
1 bed $402K / $373K
Cabramatta — 1 bed: $402K (8 sales) Warwick Farm — 1 bed: $373K (7 sales)

8 vs 7 sales

2 bed $475K / $480K
Cabramatta — 2 bed: $475K (59 sales) Warwick Farm — 2 bed: $480K (100 sales)

59 vs 100 sales

3 bed $580K / $610K
Cabramatta — 3 bed: $580K (9 sales) Warwick Farm — 3 bed: $610K (19 sales)

9 vs 19 sales

Zoning mix

Warwick Farm has more industrially zoned land (22% vs 4%).

Cabramatta Warwick Farm
Residential 73% 19%
Parks and recreation 12% 37%
Industrial 4% 22%
Infrastructure and transport 5% 16%
Environmental 5% 6%
Commercial 2% 0%
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

Cabramatta Warwick Farm
New dwellings approved 1,095
across Fairfield
 2,229
across Liverpool
Approvals change year on year +29% +28%

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.

Cabramatta Warwick Farm
Houses 2.2%
$630/wk on $1.46M
 2.9%
$550/wk on $998K
Units 4.7%
$450/wk on $498K
 5.7%
$550/wk on $500K

Ranking within NSW

Cabramatta Warwick Farm
House price Higher than 71% of NSW Higher than 54% of NSW
Income Higher than 23% of NSW Higher than 21% of NSW
Schools Higher than 98% of NSW —
Walkability Higher than 98% of NSW Higher than 87% of NSW
Affordability Higher than 12% of NSW Higher than 23% of NSW
EV adoption Higher than 74% of NSW Higher than 72% of NSW
NBN connectivity Higher than 72% of NSW Higher than 90% of NSW
Rental yield (houses) Higher than 3% of NSW Higher than 16% of NSW
Rental yield (units) Higher than 52% of NSW Higher than 90% of NSW

Liveability

Cabramatta scores higher overall (62 vs 34); Cabramatta is more walkable (93 vs 68).

Cabramatta Warwick Farm
Grade B C
Score 62/100 34/100
Socio-economic band high-need area
decile 1/10
same for both

Risk profile

Warwick Farm carries more bushfire risk (20 vs 0); Warwick Farm carries more crime risk (92 vs 74).

Cabramatta Warwick Farm
Bushfire None
0/100
 Low
20/100
Crime High
74/100
 High
92/100
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 11
within 5 km
 12
within 5 km

Schools

Cabramatta Warwick Farm
Inside the suburb 4 2
Rated above peers 4 0
Rated at peers 0
same for both
Rated below peers 0 1
Universities within 10 km 2
50 Scott Street Liverpool, 3.3 km
 2
50 Scott Street Liverpool, 2.3 km
Full-time students aged 15–24 3.4% 2.2%

Schools in Cabramatta

  • Cabramatta High School Government · Secondary above peers
  • Cabramatta Public School Government · Primary above peers
  • Cabramatta West Public School Government · Primary above peers
  • Sacred Heart Catholic Primary School Cabramatta Catholic · Primary above peers

Schools in Warwick Farm

  • Warwick Farm Public School Government · Primary below peers
  • Lawrence Hargrave School Government · Secondary · Special school

Amenities in the suburb

Cabramatta Warwick Farm
Supermarkets 9 0
Cafes & restaurants 54 5
Parks & reserves 10 2
Childcare 8 2
GPs 18 0
Pharmacies 11 1
Police stations 1 0
Banks & Bank@Post 6 0
Fuel stations 5 2
EV chargers 1 0
Waterways 0 4

Mobility

Cabramatta Warwick Farm
Walkability score 93/100 68/100
Distance to Sydney 38 km
+1% vs other
 37.5 km
Drive time (normal traffic) 42 min 41 min
Public transport score 94/100
Rail · Bus
 96/100
Rail · Bus
Peak arrivals per hour 188.5
7-9am + 5-7pm
 57.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.8%
postcode 2166
 0.8%
postcode 2170
Rooftop solar per 100 dwellings 30
postcode 2166
 32
postcode 2170

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.

Cabramatta Warwick Farm
Car (driver) 59.4% / 47.8%
Cabramatta — Car (driver): 59.4% Warwick Farm — Car (driver): 47.8%
Worked from Home 18.8% / 25.4%
Cabramatta — Worked from Home: 18.8% Warwick Farm — Worked from Home: 25.4%
Train 8.4% / 9.7%
Cabramatta — Train: 8.4% Warwick Farm — Train: 9.7%
Walked Only 4.5% / 10.4%
Cabramatta — Walked Only: 4.5% Warwick Farm — Walked Only: 10.4%
Car (passenger) 7.5% / 5.0%
Cabramatta — Car (passenger): 7.5% Warwick Farm — Car (passenger): 5.0%

Bars are drawn against the largest share shown (59.4%).

Setting

Cabramatta Warwick Farm
Elevation 18 m
above sea level, at the suburb centre
 9 m
above sea level, at the suburb centre
Distance to the ocean 21.7 km
2.4 km to a named beach
 20.5 km
2.0 km to a named beach

NBN connectivity

Cabramatta Warwick Farm
Connectivity score 63/100 82/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 2%
9,021 premises
 33%
3,590 premises

Climate

Cabramatta Warwick Farm
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)

Cabramatta Warwick Farm
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

Cabramatta Warwick Farm
Average residential rate $990/yr $1,322/yr
Council Fairfield Liverpool

Federal electorate

Cabramatta Warwick Farm
Division Fowler
same for both
Member Dai Le
same for both
Party Independent
same for both

First Home Owner Grant

Cabramatta Warwick Farm
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Cabramatta

Affordable Apartments Cafe Culture Easy Commute Multicultural Outer Parks Townhouses Transport Hub Urban

Warwick Farm

Affordable Apartments Easy Commute Multicultural Outer Trains Transport Hub

More comparisons

Other comparisons with Cabramatta

Cabramatta vs Liverpool Cabramatta vs Canley Heights Cabramatta vs Mount Pritchard Cabramatta vs Canley Vale Cabramatta vs Cabramatta West Cabramatta vs Lansvale

Other comparisons with Warwick Farm

Warwick Farm vs Liverpool Warwick Farm vs Moorebank Warwick Farm vs Chipping Norton Warwick Farm vs Lansvale
Full data on Cabramatta Full data on Warwick Farm
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.

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