Eagle Vale vs Raby

In both, most households own their home and the large majority of homes are detached houses. In Eagle Vale, about half of households are couple families. In Raby, most households are couple families.

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

Raby

ahead on the one thing that separates them

  • carries lower crime risk (36/100 vs 54/100)

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

First-home buyers

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house prices and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

Eagle Vale

ahead on the one thing that separates them

  • is more walkable (85/100 vs 72/100)

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

Downsizers and retirees

Raby

ahead on 2 of the 5 things we measure here

  • has more GPs (3 vs 1)
  • carries lower crime risk (36/100 vs 54/100)
  • But Eagle Vale is more walkable (85/100 vs 72/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

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

Eagle Vale Raby
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.

Eagle Vale Raby
Walkability 85 / 72
Eagle Vale — Walkability: 85/100 Raby — Walkability: 72/100
Safety 46 / 64
Eagle Vale — Safety: 46/100 Raby — Safety: 64/100
Low fire risk 71 / 100
Eagle Vale — Low fire risk: 71/100 Raby — Low fire risk: 100/100

Demographics

Eagle Vale Raby
Population 5,789 5,943
+3% vs other
Population trend (2016 → 2021) +0.0%
same for both
Median age 36
same for both
Median household income $92,820/yr $99,164/yr
+7% vs other
Median weekly rent $400/wk $410/wk
+2% vs other

Age profile

Share of residents in each band, 2021 Census.

Eagle Vale Raby
0-4 6.1% / 6.9%
Eagle Vale — 0-4: 6.1% Raby — 0-4: 6.9%
5-14 14.2% / 14.5%
Eagle Vale — 5-14: 14.2% Raby — 5-14: 14.5%
15-19 6.0% / 6.3%
Eagle Vale — 15-19: 6.0% Raby — 15-19: 6.3%
20-24 7.2% / 6.0%
Eagle Vale — 20-24: 7.2% Raby — 20-24: 6.0%
25-34 14.3% / 13.2%
Eagle Vale — 25-34: 14.3% Raby — 25-34: 13.2%
35-44 13.7% / 14.4%
Eagle Vale — 35-44: 13.7% Raby — 35-44: 14.4%
45-54 12.5% / 11.3%
Eagle Vale — 45-54: 12.5% Raby — 45-54: 11.3%
55-64 13.8% / 14.5%
Eagle Vale — 55-64: 13.8% Raby — 55-64: 14.5%
65-74 8.4% / 9.5%
Eagle Vale — 65-74: 8.4% Raby — 65-74: 9.5%
75-84 3.0% / 2.7%
Eagle Vale — 75-84: 3.0% Raby — 75-84: 2.7%
85+ 0.7% / 0.8%
Eagle Vale — 85+: 0.7% Raby — 85+: 0.8%

Bars are drawn against the largest share shown (14.5%).

Who lives together

Household composition, 2021 Census.

Eagle Vale 50.9% couple families
Eagle Vale — Couple Families: 50.9% Eagle Vale — One Parent Families: 26.0% Eagle Vale — Lone Person: 17.9% Eagle Vale — Group Household: 3.2% Eagle Vale — Other Families: 2.0%
Raby 55.3% couple families
Raby — Couple Families: 55.3% Raby — One Parent Families: 21.2% Raby — Lone Person: 20.3% Raby — Group Household: 2.1% Raby — Other Families: 1.1%
Couple Families One Parent Families Lone Person Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Eagle Vale 26.3% renting
Eagle Vale — Owned Outright: 25.7% Eagle Vale — Mortgage: 48.0% Eagle Vale — Renting: 26.3%
Raby 20.4% renting
Raby — Owned Outright: 31.8% Raby — Mortgage: 47.8% Raby — Renting: 20.4%
Owned outright Mortgage Renting

Qualifications

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

Eagle Vale Raby
Certificate III & IV 14.2% / 16.2%
Eagle Vale — Certificate III & IV: 14.2% Raby — Certificate III & IV: 16.2%
Bachelor Degree 8.2% / 8.5%
Eagle Vale — Bachelor Degree: 8.2% Raby — Bachelor Degree: 8.5%
Advanced Diploma / Diploma 7.3% / 7.6%
Eagle Vale — Advanced Diploma / Diploma: 7.3% Raby — Advanced Diploma / Diploma: 7.6%
Postgraduate Degree 2.4% / 2.6%
Eagle Vale — Postgraduate Degree: 2.4% Raby — Postgraduate Degree: 2.6%
Graduate Diploma / Certificate 1.0% / 1.1%
Eagle Vale — Graduate Diploma / Certificate: 1.0% Raby — Graduate Diploma / Certificate: 1.1%

Bars are drawn against the largest share shown (16.2%).

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.

Eagle Vale Raby
Philippines 3.2% / 1.8%
Eagle Vale — Philippines: 3.2% Raby — Philippines: 1.8%
New Zealand 2.7% / 1.7%
Eagle Vale — New Zealand: 2.7% Raby — New Zealand: 1.7%
England 1.6% / 2.5%
Eagle Vale — England: 1.6% Raby — England: 2.5%
India 1.6% / 2.1%
Eagle Vale — India: 1.6% Raby — India: 2.1%
Fiji 2.3% / 0.9%
Eagle Vale — Fiji: 2.3% Raby — Fiji: 0.9%
Iraq 0.9% / 1.5%
Eagle Vale — Iraq: 0.9% Raby — Iraq: 1.5%

Bars are drawn against the largest share shown (3.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Eagle Vale 89.8% houses
Eagle Vale — Houses: 89.8% Eagle Vale — Townhouses: 9.6% Eagle Vale — Flats / Apartments: 0.7%
Raby 92.3% houses
Raby — Houses: 92.3% Raby — Townhouses: 6.6% Raby — Flats / Apartments: 1.1%
Houses Townhouses Flats / Apartments

Property market

Eagle Vale Raby
Median house price $948,500 $990,000
Median unit price $834,000 —
Median land price $745,050 —
Typical days to sell (houses) 20 days
from 25 sales
 19 days
from 32 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.

Eagle Vale Raby
3 bed $930K / $950K
Eagle Vale — 3 bed: $930K (57 sales) Raby — 3 bed: $950K (59 sales)

57 vs 59 sales

4 bed $1.01M / $1.08M
Eagle Vale — 4 bed: $1.01M (24 sales) Raby — 4 bed: $1.08M (40 sales)

24 vs 40 sales

Zoning mix

Eagle Vale Raby
Residential 66% 60%
Infrastructure and transport 11% 18%
Parks and recreation 14% 12%
Environmental 6%
same for both
Commercial 3% 4%
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

Eagle Vale Raby
New dwellings approved 1,788
across Campbelltown (NSW)
same for both
Approvals change year on year +48%
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.

Eagle Vale Raby
Houses 3.7%
$690/wk on $970K
 3.7%
$710/wk on $1M
Units —
same for both

Ranking within NSW

Eagle Vale Raby
House price Higher than 44% of NSW Higher than 49% of NSW
Income Higher than 60% of NSW Higher than 68% of NSW
Schools Higher than 8% of NSW —
Walkability Higher than 94% of NSW Higher than 89% of NSW
Affordability Higher than 65% of NSW
same for both
EV adoption Higher than 32% of NSW Higher than 74% of NSW
NBN connectivity Higher than 69% of NSW Higher than 83% of NSW
Rental yield (houses) Higher than 57% of NSW Higher than 56% of NSW

Liveability

Raby scores higher overall (63 vs 43); Eagle Vale is more walkable (85 vs 72).

Eagle Vale Raby
Grade C B
Score 43/100 63/100
Socio-economic band below-average income
decile 3/10
 mid-range socio-economic
decile 4/10

Risk profile

Eagle Vale carries more bushfire risk (29 vs 0); Eagle Vale carries more crime risk (54 vs 36).

Eagle Vale Raby
Bushfire Low
29/100
 None
0/100
Crime Moderate
54/100
 Low
36/100
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 7
within 5 km
 10
within 5 km

Schools

Eagle Vale Raby
Inside the suburb 3 2
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 1
same for both
Universities within 10 km 1
Western Sydney University - Campbelltown, 3.5 km
 1
Western Sydney University - Campbelltown, 5.6 km
Full-time students aged 15–24 1.7% 1.5%

Schools in Eagle Vale

  • Mary Immaculate Catholic Primary School Catholic · Primary at peers
  • Eagle Vale High School Government · Secondary below peers
  • Odyssey College Independent · Secondary · Special school

Schools in Raby

  • Robert Townson Public School Government · Primary at peers
  • Robert Townson High School Government · Secondary below peers

Amenities in the suburb

Eagle Vale Raby
Supermarkets 1 0
Parks & reserves 4 6
Childcare 2 4
GPs 1 3
Pharmacies 1 2
Police stations 1 0
Fuel stations 2 0

Mobility

Eagle Vale Raby
Walkability score 85/100 72/100
Distance to Sydney 54 km 54.5 km
Drive time (normal traffic) 46 min
same for both
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 109.5
7-9am + 5-7pm
 122.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.3%
postcode 2558
 0.8%
postcode 2566
Rooftop solar per 100 dwellings 55
postcode 2558
 59
postcode 2566

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.

Eagle Vale Raby
Car (driver) 63.3% / 60.0%
Eagle Vale — Car (driver): 63.3% Raby — Car (driver): 60.0%
Worked from Home 27.1% / 32.8%
Eagle Vale — Worked from Home: 27.1% Raby — Worked from Home: 32.8%
Car (passenger) 5.2% / 4.1%
Eagle Vale — Car (passenger): 5.2% Raby — Car (passenger): 4.1%
Train 3.0% / 2.2%
Eagle Vale — Train: 3.0% Raby — Train: 2.2%
Bus 0.7% / 0.4%
Eagle Vale — Bus: 0.7% Raby — Bus: 0.4%
Walked Only 0.7% / 0.3%
Eagle Vale — Walked Only: 0.7% Raby — Walked Only: 0.3%

Bars are drawn against the largest share shown (63.3%).

Setting

Eagle Vale Raby
Elevation 82 m
above sea level, at the suburb centre
 50 m
above sea level, at the suburb centre
Distance to the ocean 26.6 km 27.9 km

NBN connectivity

Eagle Vale Raby
Connectivity score 59/100 75/100
Most common technology Fibre to the node Hybrid fibre-coaxial
Full-fibre (FTTP) share 7%
1,954 premises
 0%
2,045 premises

Climate

Eagle Vale Raby
Annual rainfall 817 mm
same for both
Summer max (Jan) 29.4°C
same for both
Winter min (Jul) 4.2°C
same for both

Air quality (annual mean)

Eagle Vale Raby
PM2.5 5.8 µg/m³
same for both
PM10 14.8 µg/m³
same for both
NO₂ 0.97 pphm
same for both

Council rates

Eagle Vale Raby
Average residential rate $1,443/yr
same for both
Council Campbelltown (NSW)
same for both

Federal electorate

Eagle Vale Raby
Division Macarthur
same for both
Member Mike Freelander
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Eagle Vale Raby
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Eagle Vale

Outer Parks

Raby

Outer Parks

More comparisons

Other comparisons with Eagle Vale

Eagle Vale vs St Andrews Eagle Vale vs Woodbine Eagle Vale vs Eschol Park Eagle Vale vs Claymore Eagle Vale vs Blairmount

Other comparisons with Raby

Raby vs St Andrews Raby vs Kearns Raby vs Eschol Park Raby vs Varroville
Full data on Eagle Vale Full data on Raby
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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