Horsley Park vs Abbotsbury

Abbotsbury is the younger of the two, with a median age of 42 against 45 in Horsley Park. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Horsley Park: a median of $3.8 million, against $1.8 million in Abbotsbury, though rent is higher in Abbotsbury. On these figures, Abbotsbury tends to suit 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

Abbotsbury

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (8 vs 2)
  • carries lower crime risk (30/100 vs 72/100)
  • is already more of a family suburb (85% vs 76%)
  • But Horsley Park has more schools inside the suburb (3 vs 0)

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

First-home buyers

Abbotsbury

ahead on 2 of the 2 things we measure here

  • has cheaper houses ($1,800,000 vs $3,800,000)
  • leaves households under less mortgage stress (20% vs 35%)

Weighs house prices and mortgage stress.

Renters

Horsley Park

ahead on the one thing that separates them

  • has cheaper rent ($428/wk vs $550/wk)

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

Commuting to the city

Horsley Park

ahead on 2 of the 4 things we measure here

  • has a shorter drive in (39 min vs 46 min)
  • is more walkable (60/100 vs 52/100)

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

Downsizers and retirees

Horsley Park

ahead on 2 of the 5 things we measure here

  • has more residents already 65 and over (21% vs 15%)
  • is more walkable (60/100 vs 52/100)
  • But Abbotsbury carries lower crime risk (30/100 vs 72/100)

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

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

Horsley Park Abbotsbury
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.

Horsley Park Abbotsbury
Walkability 60 / 52
Horsley Park — Walkability: 60/100 Abbotsbury — Walkability: 52/100
Safety 28 / 70
Horsley Park — Safety: 28/100 Abbotsbury — Safety: 70/100
Low fire risk 26 / 84
Horsley Park — Low fire risk: 26/100 Abbotsbury — Low fire risk: 84/100

Demographics

Abbotsbury has more residents (4,200 vs 1,790); Abbotsbury rents higher ($550/wk vs $428/wk).

Horsley Park Abbotsbury
Population 1,790 4,200
+135% vs other
Population trend (2016 → 2021) -2.6% -1.2%
Median age 45 42
Median household income $111,020/yr $136,292/yr
+23% vs other
Median weekly rent $428/wk $550/wk
+29% vs other

Age profile

Share of residents in each band, 2021 Census.

Horsley Park Abbotsbury
0-4 5.0% / 4.1%
Horsley Park — 0-4: 5.0% Abbotsbury — 0-4: 4.1%
5-14 11.3% / 11.3%
Horsley Park — 5-14: 11.3% Abbotsbury — 5-14: 11.3%
15-19 6.1% / 7.7%
Horsley Park — 15-19: 6.1% Abbotsbury — 15-19: 7.7%
20-24 7.3% / 8.0%
Horsley Park — 20-24: 7.3% Abbotsbury — 20-24: 8.0%
25-34 10.1% / 11.9%
Horsley Park — 25-34: 10.1% Abbotsbury — 25-34: 11.9%
35-44 9.9% / 9.6%
Horsley Park — 35-44: 9.9% Abbotsbury — 35-44: 9.6%
45-54 14.2% / 14.4%
Horsley Park — 45-54: 14.2% Abbotsbury — 45-54: 14.4%
55-64 14.3% / 17.5%
Horsley Park — 55-64: 14.3% Abbotsbury — 55-64: 17.5%
65-74 10.6% / 10.4%
Horsley Park — 65-74: 10.6% Abbotsbury — 65-74: 10.4%
75-84 8.5% / 3.8%
Horsley Park — 75-84: 8.5% Abbotsbury — 75-84: 3.8%
85+ 2.3% / 1.2%
Horsley Park — 85+: 2.3% Abbotsbury — 85+: 1.2%

Bars are drawn against the largest share shown (17.5%).

Who lives together

Household composition, 2021 Census.

Horsley Park 60.6% couple families
Horsley Park — Couple Families: 60.6% Horsley Park — Lone Person: 18.7% Horsley Park — One Parent Families: 15.0% Horsley Park — Other Families: 2.7% Horsley Park — Group Household: 3.0%
Abbotsbury 69.0% couple families
Abbotsbury — Couple Families: 69.0% Abbotsbury — Lone Person: 12.2% Abbotsbury — One Parent Families: 15.7% Abbotsbury — Other Families: 2.2% Abbotsbury — Group Household: 0.9%
Couple Families Lone Person One Parent Families Other Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Horsley Park 18.0% renting
Horsley Park — Owned Outright: 54.9% Horsley Park — Mortgage: 27.1% Horsley Park — Renting: 18.0%
Abbotsbury 10.6% renting
Abbotsbury — Owned Outright: 47.9% Abbotsbury — Mortgage: 41.5% Abbotsbury — Renting: 10.6%
Owned outright Mortgage Renting

Qualifications

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

Horsley Park Abbotsbury
Certificate III & IV 14.7% / 13.0%
Horsley Park — Certificate III & IV: 14.7% Abbotsbury — Certificate III & IV: 13.0%
Bachelor Degree 8.2% / 14.3%
Horsley Park — Bachelor Degree: 8.2% Abbotsbury — Bachelor Degree: 14.3%
Advanced Diploma / Diploma 6.3% / 8.9%
Horsley Park — Advanced Diploma / Diploma: 6.3% Abbotsbury — Advanced Diploma / Diploma: 8.9%
Postgraduate Degree 1.5% / 2.6%
Horsley Park — Postgraduate Degree: 1.5% Abbotsbury — Postgraduate Degree: 2.6%
Graduate Diploma / Certificate 0.7% / 1.2%
Horsley Park — Graduate Diploma / Certificate: 0.7% Abbotsbury — Graduate Diploma / Certificate: 1.2%

Bars are drawn against the largest share shown (14.7%).

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.

Horsley Park Abbotsbury
Iraq 3.0% / 9.3%
Horsley Park — Iraq: 3.0% Abbotsbury — Iraq: 9.3%
Italy 7.7% / 3.4%
Horsley Park — Italy: 7.7% Abbotsbury — Italy: 3.4%
Vietnam — / 3.0%
Horsley Park — Vietnam: not among its largest Abbotsbury — Vietnam: 3.0%
Lebanon 1.2% / 1.0%
Horsley Park — Lebanon: 1.2% Abbotsbury — Lebanon: 1.0%
England 1.1% / 0.9%
Horsley Park — England: 1.1% Abbotsbury — England: 0.9%
Philippines — / 1.5%
Horsley Park — Philippines: not among its largest Abbotsbury — Philippines: 1.5%
Fiji 0.9% / —
Horsley Park — Fiji: 0.9% Abbotsbury — Fiji: not among its largest

Bars are drawn against the largest share shown (9.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Horsley Park 96.7% houses
Horsley Park — Houses: 96.7% Horsley Park — Flats / Apartments: 2.3% Horsley Park — Townhouses: 1.0%
Abbotsbury 98.1% houses
Abbotsbury — Houses: 98.1% Abbotsbury — Flats / Apartments: 0.5% Abbotsbury — Townhouses: 1.4%
Houses Flats / Apartments Townhouses

Property market

Horsley Park Abbotsbury
Median house price $3,800,000 $1,800,000
Median unit price —
same for both
Median land price —
same for both
Typical days to sell (houses) 91 days
from 7 sales
 30 days
from 24 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.

Horsley Park Abbotsbury
3 bed $4.02M / $1.65M
Horsley Park — 3 bed: $4.02M (5 sales) Abbotsbury — 3 bed: $1.65M (9 sales)

5 vs 9 sales

4 bed $3.5M / $1.78M
Horsley Park — 4 bed: $3.5M (5 sales) Abbotsbury — 4 bed: $1.78M (35 sales)

5 vs 35 sales

Development activity

Horsley Park Abbotsbury
New dwellings approved 1,095
across Fairfield
same for both
Approvals change year on year +29%
same for both

Ranking within NSW

Horsley Park Abbotsbury
House price Higher than 96% of NSW Higher than 81% of NSW
Income Higher than 77% of NSW Higher than 91% of NSW
Schools Higher than 91% of NSW —
Walkability Higher than 84% of NSW Higher than 82% of NSW
Affordability Higher than 5% of NSW Higher than 46% of NSW
EV adoption Higher than 62% of NSW Higher than 63% of NSW
NBN connectivity Higher than 92% of NSW Higher than 83% of NSW

Liveability

Abbotsbury scores higher overall (70 vs 55); Horsley Park is more walkable (60 vs 52).

Horsley Park Abbotsbury
Grade B A
Score 55/100 70/100
Socio-economic band advantaged area
decile 8/10
 very advantaged area
decile 9/10

Risk profile

Horsley Park carries more bushfire risk (74 vs 16); Horsley Park carries more crime risk (72 vs 30).

Horsley Park Abbotsbury
Bushfire High
74/100
 Low
16/100
Crime High
72/100
 Low
30/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise High
70/100
 None
0/100
Industrial facilities nearby 15
within 5 km
 8
within 5 km

Schools

Horsley Park Abbotsbury
Inside the suburb 3 0
Rated above peers 2 0
Rated at peers 0
same for both
Rated below peers 1 0
Universities within 10 km None 1
50 Scott Street Liverpool, 7.8 km

Schools in Horsley Park

  • Marion Catholic Primary School Catholic · Primary above peers
  • St Narsai Assyrian Christian College Independent · Secondary above peers
  • Horsley Park Public School Government · Primary below peers

Schools in Abbotsbury

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Horsley Park Abbotsbury
Supermarkets 1 0
Cafes & restaurants 1 2
Parks & reserves 2 8
Childcare 3 1
GPs 1 0
Banks & Bank@Post 1 0
Fuel stations 2 0
Waterways 29 4

Mobility

Horsley Park Abbotsbury
Walkability score 60/100 52/100
Distance to Sydney 42.3 km
+4% vs other
 40.7 km
Drive time (normal traffic) 39 min 46 min
Public transport score 67/100
Bus
 78/100
Bus
Peak arrivals per hour 50.5
7-9am + 5-7pm
 130.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.6%
postcode 2175
 0.6%
postcode 2176
Rooftop solar per 100 dwellings 59
postcode 2175
 44
postcode 2176

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.

Horsley Park Abbotsbury
Car (driver) 48.4% / 51.2%
Horsley Park — Car (driver): 48.4% Abbotsbury — Car (driver): 51.2%
Worked from Home 42.3% / 44.2%
Horsley Park — Worked from Home: 42.3% Abbotsbury — Worked from Home: 44.2%
Car (passenger) 3.8% / 3.4%
Horsley Park — Car (passenger): 3.8% Abbotsbury — Car (passenger): 3.4%
Walked Only 5.0% / 0.3%
Horsley Park — Walked Only: 5.0% Abbotsbury — Walked Only: 0.3%
Train 0.5% / 0.6%
Horsley Park — Train: 0.5% Abbotsbury — Train: 0.6%
Bus — / 0.3%
Horsley Park — Bus: not among its largest Abbotsbury — Bus: 0.3%

Bars are drawn against the largest share shown (51.2%).

Setting

Horsley Park Abbotsbury
Elevation 79 m
above sea level, at the suburb centre
 78 m
above sea level, at the suburb centre
Distance to the ocean 31.5 km 28.9 km

NBN connectivity

Horsley Park Abbotsbury
Connectivity score 85/100 75/100
Most common technology Fibre to the premises Hybrid fibre-coaxial
Full-fibre (FTTP) share 59%
804 premises
 0%
1,308 premises

Climate

Horsley Park Abbotsbury
Annual rainfall 931 mm
same for both
Summer max (Jan) 28.9°C
same for both
Winter min (Jul) 6.9°C
same for both

Air quality (annual mean)

Horsley Park Abbotsbury
PM2.5 6.7 µg/m³ 6.8 µg/m³
PM10 17.6 µg/m³ 18.2 µg/m³
NO₂ 0.88 pphm 0.72 pphm

Council rates

Horsley Park Abbotsbury
Average residential rate $990/yr
same for both
Council Fairfield
same for both

Federal electorate

Horsley Park Abbotsbury
Division Mcmahon Fowler
Member Chris Bowen Dai Le
Party Australian Labor Party Independent

First Home Owner Grant

Horsley Park Abbotsbury
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Horsley Park

Acreage Luxury Multicultural Outer Quiet

Abbotsbury

Large Blocks Multicultural Outer Parks River

More comparisons

Other comparisons with Horsley Park

Horsley Park vs Erskine Park Horsley Park vs Wetherill Park Horsley Park vs Prospect Horsley Park vs Kemps Creek Horsley Park vs Mount Vernon Horsley Park vs Eastern Creek

Other comparisons with Abbotsbury

Abbotsbury vs Bossley Park Abbotsbury vs Edensor Park Abbotsbury vs Bonnyrigg Heights Abbotsbury vs Cecil Hills Abbotsbury vs Wetherill Park Abbotsbury vs Cecil Park
Full data on Horsley Park Full data on Abbotsbury
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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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