Kearns vs Raby

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 Kearns: a median of $1.1 million, against $990,000 in Raby.

Kearns and Raby are both outer-western Sydney suburbs with similar median ages and rental yields, but they differ in character. Kearns has a smaller population of 2,693 compared to Raby's 5,943, higher median household income at $111,644 versus $99,164, and notably lower crime risk at 22 compared to 36. Raby, however, is considerably more walkable with a score of 72 against Kearns' 46, making it better suited to those prioritising pedestrian access. Median house prices are comparable at $1,100,000 in Kearns and $1,033,000 in Raby, with both suburbs sitting roughly 54–55 kilometres from the CBD.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

They split

one each way, out of the 6 things we measure here

  • Kearns carries lower crime risk (23/100 vs 36/100)
  • Raby has more parks and reserves (6 vs 2)

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

First-home buyers

Raby

ahead on the one thing that separates them

  • has cheaper houses ($990,000 vs $1,100,000)

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

Raby

ahead on the one thing that separates them

  • is more walkable (72/100 vs 46/100)

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 0)
  • is more walkable (72/100 vs 46/100)
  • But Kearns carries lower crime risk (23/100 vs 36/100)

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

Kearns 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.

Kearns 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.

Kearns Raby
Walkability 46 / 72
Kearns — Walkability: 46/100 Raby — Walkability: 72/100
Safety 77 / 64
Kearns — Safety: 77/100 Raby — Safety: 64/100
Low fire risk 100 / 100
Kearns — Low fire risk: 100/100 Raby — Low fire risk: 100/100

Demographics

Raby has more residents (5,943 vs 2,693); Kearns has higher household incomes ($111,644 vs $99,164).

Kearns Raby
Population 2,693 5,943
+121% vs other
Population trend (2016 → 2021) -1.9% +0.0%
Median age 36
same for both
Median household income $111,644/yr
+11% vs other
 $99,164/yr
Median weekly rent $420/wk
+2% vs other
 $410/wk

Age profile

Share of residents in each band, 2021 Census.

Kearns Raby
0-4 6.2% / 6.9%
Kearns — 0-4: 6.2% Raby — 0-4: 6.9%
5-14 14.6% / 14.5%
Kearns — 5-14: 14.6% Raby — 5-14: 14.5%
15-19 7.1% / 6.3%
Kearns — 15-19: 7.1% Raby — 15-19: 6.3%
20-24 7.0% / 6.0%
Kearns — 20-24: 7.0% Raby — 20-24: 6.0%
25-34 13.3% / 13.2%
Kearns — 25-34: 13.3% Raby — 25-34: 13.2%
35-44 14.4% / 14.4%
Kearns — 35-44: 14.4% Raby — 35-44: 14.4%
45-54 13.9% / 11.3%
Kearns — 45-54: 13.9% Raby — 45-54: 11.3%
55-64 14.3% / 14.5%
Kearns — 55-64: 14.3% Raby — 55-64: 14.5%
65-74 6.4% / 9.5%
Kearns — 65-74: 6.4% Raby — 65-74: 9.5%
75-84 2.3% / 2.7%
Kearns — 75-84: 2.3% Raby — 75-84: 2.7%
85+ 0.9% / 0.8%
Kearns — 85+: 0.9% Raby — 85+: 0.8%

Bars are drawn against the largest share shown (14.6%).

Who lives together

Household composition, 2021 Census.

Kearns 61.4% couple families
Kearns — Couple Families: 61.4% Kearns — One Parent Families: 18.5% Kearns — Lone Person: 17.0% Kearns — Group Household: 1.8% Kearns — Other Families: 1.3%
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.

Kearns 15.0% renting
Kearns — Owned Outright: 27.6% Kearns — Mortgage: 57.4% Kearns — Renting: 15.0%
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.

Kearns Raby
Certificate III & IV 16.9% / 16.2%
Kearns — Certificate III & IV: 16.9% Raby — Certificate III & IV: 16.2%
Bachelor Degree 9.4% / 8.5%
Kearns — Bachelor Degree: 9.4% Raby — Bachelor Degree: 8.5%
Advanced Diploma / Diploma 8.1% / 7.6%
Kearns — Advanced Diploma / Diploma: 8.1% Raby — Advanced Diploma / Diploma: 7.6%
Postgraduate Degree 2.6% / 2.6%
Kearns — Postgraduate Degree: 2.6% Raby — Postgraduate Degree: 2.6%
Graduate Diploma / Certificate 1.3% / 1.1%
Kearns — Graduate Diploma / Certificate: 1.3% Raby — Graduate Diploma / Certificate: 1.1%

Bars are drawn against the largest share shown (16.9%).

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.

Kearns Raby
England 2.6% / 2.5%
Kearns — England: 2.6% Raby — England: 2.5%
Philippines 1.9% / 1.8%
Kearns — Philippines: 1.9% Raby — Philippines: 1.8%
India 1.3% / 2.1%
Kearns — India: 1.3% Raby — India: 2.1%
New Zealand 1.7% / 1.7%
Kearns — New Zealand: 1.7% Raby — New Zealand: 1.7%
Lebanon 1.5% / 1.2%
Kearns — Lebanon: 1.5% Raby — Lebanon: 1.2%
Iraq 1.1% / 1.5%
Kearns — Iraq: 1.1% Raby — Iraq: 1.5%

Bars are drawn against the largest share shown (2.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Kearns 96.5% houses
Kearns — Houses: 96.5% Kearns — Townhouses: 4.1% Kearns — Flats / Apartments: 0.0%
Raby 92.3% houses
Raby — Houses: 92.3% Raby — Townhouses: 6.6% Raby — Flats / Apartments: 1.1%
Houses Townhouses Flats / Apartments

Property market

Kearns Raby
Median house price $1,100,000 $990,000
Median unit price —
same for both
Median land price —
same for both
Typical days to sell (houses) 26 days
from 11 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.

Kearns Raby
3 bed $970K / $950K
Kearns — 3 bed: $970K (19 sales) Raby — 3 bed: $950K (59 sales)

19 vs 59 sales

4 bed $1.19M / $1.08M
Kearns — 4 bed: $1.19M (18 sales) Raby — 4 bed: $1.08M (40 sales)

18 vs 40 sales

5 bed $1.14M / $1.19M
Kearns — 5 bed: $1.14M (6 sales) Raby — 5 bed: $1.19M (7 sales)

6 vs 7 sales

Zoning mix

Kearns has more land zoned for conservation (55% vs 6%).

Kearns Raby
Residential 34% 60%
Environmental 55% 6%
Infrastructure and transport 3% 18%
Parks and recreation 6% 12%
Commercial 2% 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

Kearns 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.

Kearns Raby
Houses 3.7%
$750/wk on $1.06M
 3.7%
$710/wk on $1M
Units —
same for both

Ranking within NSW

Kearns Raby
House price Higher than 49% of NSW
same for both
Income Higher than 77% of NSW Higher than 68% of NSW
Schools —
same for both
Walkability Higher than 80% of NSW Higher than 89% of NSW
Affordability Higher than 74% of NSW Higher than 65% of NSW
EV adoption Higher than 32% of NSW Higher than 74% of NSW
NBN connectivity Higher than 84% of NSW Higher than 83% of NSW
Rental yield (houses) Higher than 55% of NSW Higher than 56% of NSW

Liveability

Raby is more walkable (72 vs 46).

Kearns Raby
Grade B
same for both
Score 66/100 63/100
Socio-economic band mid-range socio-economic
decile 6/10
 mid-range socio-economic
decile 4/10

Risk profile

Raby carries more crime risk (36 vs 23).

Kearns Raby
Bushfire None
0/100
same for both
Crime Low
23/100
 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

Kearns Raby
Inside the suburb 1 2
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 0 1
Universities within 10 km 1
Western Sydney University - Campbelltown, 5.2 km
 1
Western Sydney University - Campbelltown, 5.6 km
Full-time students aged 15–24 2.2% 1.5%

Schools in Kearns

  • Kearns Public School Government · Primary at peers

Schools in Raby

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

Amenities in the suburb

Kearns Raby
Parks & reserves 2 6
Childcare 2 4
GPs 0 3
Pharmacies 0 2
Waterways 5 0

Mobility

Kearns Raby
Walkability score 46/100 72/100
Distance to Sydney 55.5 km
+2% vs other
 54.5 km
Drive time (normal traffic) 47 min 46 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 43.5
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.

Kearns Raby
Car (driver) 63.0% / 60.0%
Kearns — Car (driver): 63.0% Raby — Car (driver): 60.0%
Worked from Home 31.1% / 32.8%
Kearns — Worked from Home: 31.1% Raby — Worked from Home: 32.8%
Car (passenger) 3.7% / 4.1%
Kearns — Car (passenger): 3.7% Raby — Car (passenger): 4.1%
Train 1.8% / 2.2%
Kearns — Train: 1.8% Raby — Train: 2.2%
Walked Only 0.4% / 0.3%
Kearns — Walked Only: 0.4% Raby — Walked Only: 0.3%
Bus — / 0.4%
Kearns — Bus: not among its largest Raby — Bus: 0.4%

Bars are drawn against the largest share shown (63.0%).

Setting

Kearns Raby
Elevation 79 m
above sea level, at the suburb centre
 50 m
above sea level, at the suburb centre
Distance to the ocean 28.7 km 27.9 km

NBN connectivity

Kearns Raby
Connectivity score 75/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 0%
904 premises
 0%
2,045 premises

Climate

Kearns 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)

Kearns 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

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

Federal electorate

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

First Home Owner Grant

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

Tags

Kearns

Large Blocks Outer River

Raby

Outer Parks

More comparisons

Other comparisons with Kearns

Kearns vs Gledswood Hills Kearns vs Eschol Park Kearns vs Varroville

Other comparisons with Raby

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