Moorebank vs Warwick Farm

In Moorebank, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. In Warwick Farm, most households rent and the large majority of homes are flats or apartments. Houses cost more in Moorebank: a median of $1.44 million, against $960,000 in Warwick Farm, and rent is higher there too. On these figures, Moorebank tends to suit families with children and couples, while Warwick Farm suits renters, young adults, and people living alone.

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

Moorebank

ahead on 5 of the 6 things we measure here

  • has more parks and reserves (23 vs 2)
  • has more separate houses rather than flats (82% vs 20%)
  • has more childcare (7 vs 2)

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

First-home buyers

Warwick Farm

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($960,000 vs $1,435,000)
  • has cheaper units ($485,000 vs $625,000)
  • But Moorebank leaves households under less mortgage stress (26% vs 32%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Warwick Farm

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (72% vs 23%)
  • has cheaper rent ($327/wk vs $500/wk)
  • But Moorebank leaves renters under less rental stress (23% vs 29%)

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

Commuting to the city

Warwick Farm

ahead on 2 of the 4 things we measure here

  • gets more of its commuters onto trains and trams (10% vs 2%)
  • is more walkable (68/100 vs 38/100)
  • But Moorebank has a shorter drive in (33 min vs 41 min)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Moorebank has more GPs (3 vs 0)
  • Warwick Farm has more units and townhouses to downsize into (80% vs 18%)

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

Investors

Moorebank

ahead on 2 of the 2 things we measure here

  • is growing faster (17.0% vs 4.3%)
  • returns a higher gross yield on houses (3.6% vs 2.9%)

Weighs house yield and population growth.

Where they sit

Moorebank 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.

Moorebank 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.

Moorebank Warwick Farm
Walkability 38 / 68
Moorebank — Walkability: 38/100 Warwick Farm — Walkability: 68/100
Safety 39 / 8
Moorebank — Safety: 39/100 Warwick Farm — Safety: 8/100
Low fire risk 18 / 80
Moorebank — Low fire risk: 18/100 Warwick Farm — Low fire risk: 80/100

Demographics

Moorebank has higher household incomes ($114,452 vs $58,864); Moorebank has more residents (11,408 vs 6,135).

Moorebank Warwick Farm
Population 11,408
+46% vs other
 6,135
Population trend (2016 → 2021) +17.0% +4.3%
Median age 36 35
Median household income $114,452/yr
+49% vs other
 $58,864/yr
Median weekly rent $500/wk
+35% vs other
 $327/wk

Age profile

Share of residents in each band, 2021 Census.

Moorebank Warwick Farm
0-4 8.0% / 7.3%
Moorebank — 0-4: 8.0% Warwick Farm — 0-4: 7.3%
5-14 16.3% / 11.1%
Moorebank — 5-14: 16.3% Warwick Farm — 5-14: 11.1%
15-19 6.1% / 4.5%
Moorebank — 15-19: 6.1% Warwick Farm — 15-19: 4.5%
20-24 5.0% / 6.7%
Moorebank — 20-24: 5.0% Warwick Farm — 20-24: 6.7%
25-34 12.5% / 19.0%
Moorebank — 25-34: 12.5% Warwick Farm — 25-34: 19.0%
35-44 17.2% / 17.2%
Moorebank — 35-44: 17.2% Warwick Farm — 35-44: 17.2%
45-54 12.7% / 11.2%
Moorebank — 45-54: 12.7% Warwick Farm — 45-54: 11.2%
55-64 9.0% / 11.2%
Moorebank — 55-64: 9.0% Warwick Farm — 55-64: 11.2%
65-74 7.5% / 6.9%
Moorebank — 65-74: 7.5% Warwick Farm — 65-74: 6.9%
75-84 4.6% / 3.7%
Moorebank — 75-84: 4.6% Warwick Farm — 75-84: 3.7%
85+ 1.0% / 1.3%
Moorebank — 85+: 1.0% Warwick Farm — 85+: 1.3%

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

Who lives together

Household composition, 2021 Census.

Moorebank 61.8% couple families
Moorebank — Couple Families: 61.8% Moorebank — Lone Person: 18.0% Moorebank — One Parent Families: 16.3% Moorebank — Group Household: 2.6% Moorebank — Other Families: 1.3%
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.

Moorebank 22.9% renting
Moorebank — Owned Outright: 27.9% Moorebank — Mortgage: 49.2% Moorebank — Renting: 22.9%
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.

Moorebank Warwick Farm
Bachelor Degree 12.6% / 11.9%
Moorebank — Bachelor Degree: 12.6% Warwick Farm — Bachelor Degree: 11.9%
Certificate III & IV 11.8% / 9.2%
Moorebank — Certificate III & IV: 11.8% Warwick Farm — Certificate III & IV: 9.2%
Advanced Diploma / Diploma 8.4% / 7.5%
Moorebank — Advanced Diploma / Diploma: 8.4% Warwick Farm — Advanced Diploma / Diploma: 7.5%
Postgraduate Degree 4.1% / 5.2%
Moorebank — Postgraduate Degree: 4.1% Warwick Farm — Postgraduate Degree: 5.2%
Graduate Diploma / Certificate 1.0% / 0.7%
Moorebank — Graduate Diploma / Certificate: 1.0% Warwick Farm — Graduate Diploma / Certificate: 0.7%

Bars are drawn against the largest share shown (12.6%).

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.

Moorebank Warwick Farm
India 2.7% / 6.6%
Moorebank — India: 2.7% Warwick Farm — India: 6.6%
Vietnam 3.3% / 5.2%
Moorebank — Vietnam: 3.3% Warwick Farm — Vietnam: 5.2%
Iraq — / 4.6%
Moorebank — Iraq: not among its largest Warwick Farm — Iraq: 4.6%
China 1.6% / 2.6%
Moorebank — China: 1.6% Warwick Farm — China: 2.6%
Fiji 1.9% / 2.3%
Moorebank — Fiji: 1.9% Warwick Farm — Fiji: 2.3%
Philippines 1.7% / 2.2%
Moorebank — Philippines: 1.7% Warwick Farm — Philippines: 2.2%
Lebanon 2.2% / —
Moorebank — Lebanon: 2.2% Warwick Farm — Lebanon: not among its largest

Bars are drawn against the largest share shown (6.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Moorebank 82.1% houses
Moorebank — Houses: 82.1% Moorebank — Flats / Apartments: 3.9% Moorebank — Townhouses: 14.0%
Warwick Farm 19.7% houses
Warwick Farm — Houses: 19.7% Warwick Farm — Flats / Apartments: 75.3% Warwick Farm — Townhouses: 5.0%
Houses Flats / Apartments Townhouses

Property market

Moorebank Warwick Farm
Median house price $1,435,000 $960,000
Median unit price $625,000 $485,000
Median land price $1,850,000 —
Typical days to sell (houses) 24 days
from 123 sales
 21 days
from 15 sales

Zoning mix

Moorebank has more industrially zoned land (42% vs 22%).

Moorebank Warwick Farm
Industrial 42% 22%
Parks and recreation 9% 37%
Residential 22% 19%
Infrastructure and transport 17% 16%
Environmental 9% 6%
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

Moorebank Warwick Farm
New dwellings approved 2,229
across Liverpool
same for both
Approvals change year on year +28%
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.

Moorebank Warwick Farm
Houses 3.6%
$950/wk on $1.38M
 2.9%
$550/wk on $998K
Units — 5.7%
$550/wk on $500K

Ranking within NSW

Moorebank Warwick Farm
House price Higher than 69% of NSW Higher than 54% of NSW
Income Higher than 79% of NSW Higher than 21% of NSW
Schools —
same for both
Walkability Higher than 78% of NSW Higher than 87% of NSW
Affordability Higher than 52% of NSW Higher than 23% of NSW
EV adoption Higher than 72% of NSW
same for both
NBN connectivity Higher than 90% of NSW
same for both
Rental yield (houses) Higher than 50% of NSW Higher than 16% of NSW
Rental yield (units) — Higher than 90% of NSW

Liveability

Warwick Farm is more walkable (68 vs 38); Moorebank scores higher overall (42 vs 34).

Moorebank Warwick Farm
Grade C
same for both
Score 42/100 34/100
Socio-economic band advantaged area
decile 8/10
 high-need area
decile 1/10

Risk profile

Moorebank carries more bushfire risk (82 vs 20); Warwick Farm carries more crime risk (92 vs 61).

Moorebank Warwick Farm
Bushfire High
82/100
 Low
20/100
Crime Moderate
61/100
 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 9
within 5 km
 12
within 5 km

Schools

Moorebank Warwick Farm
Inside the suburb 1 2
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 2
50 Scott Street Liverpool, 2.8 km
 2
50 Scott Street Liverpool, 2.3 km
Full-time students aged 15–24 2.3% 2.2%

Schools in Moorebank

  • Nuwarra Public School Government · Primary below peers

Schools in Warwick Farm

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

Amenities in the suburb

Moorebank Warwick Farm
Supermarkets 1 0
Cafes & restaurants 2 5
Parks & reserves 23 2
Childcare 7 2
GPs 3 0
Pharmacies 2 1
Banks & Bank@Post 2 0
Fuel stations 5 2
EV chargers 1 0
Waterways 20 4

Mobility

Moorebank Warwick Farm
Walkability score 38/100 68/100
Distance to Sydney 35.8 km 37.5 km
+5% vs other
Drive time (normal traffic) 33 min 41 min
Public transport score 79/100
Bus
 96/100
Rail · Bus
Peak arrivals per hour 200.2
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 2170
same for both
Rooftop solar per 100 dwellings 32
postcode 2170
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.

Moorebank Warwick Farm
Car (driver) 47.3% / 47.8%
Moorebank — Car (driver): 47.3% Warwick Farm — Car (driver): 47.8%
Worked from Home 44.7% / 25.4%
Moorebank — Worked from Home: 44.7% Warwick Farm — Worked from Home: 25.4%
Train 2.5% / 9.7%
Moorebank — Train: 2.5% Warwick Farm — Train: 9.7%
Walked Only 1.2% / 10.4%
Moorebank — Walked Only: 1.2% Warwick Farm — Walked Only: 10.4%
Car (passenger) 3.1% / 5.0%
Moorebank — Car (passenger): 3.1% Warwick Farm — Car (passenger): 5.0%

Bars are drawn against the largest share shown (47.8%).

Setting

Moorebank 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 19.0 km
4.3 km to a named beach
 20.5 km
2.0 km to a named beach

NBN connectivity

Moorebank Warwick Farm
Connectivity score 81/100 82/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 31%
5,152 premises
 33%
3,590 premises

Climate

Moorebank 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)

Moorebank 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

Moorebank Warwick Farm
Average residential rate $1,322/yr
same for both
Council Liverpool
same for both

Federal electorate

Moorebank Warwick Farm
Division Hughes Fowler
Member David Moncrieff Dai Le
Party Australian Labor Party Independent

First Home Owner Grant

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

Tags

Moorebank

Family Multicultural Outer Parks River

Warwick Farm

Affordable Apartments Easy Commute Multicultural Outer Trains Transport Hub

More comparisons

Other comparisons with Moorebank

Moorebank vs Liverpool Moorebank vs Casula Moorebank vs Chipping Norton Moorebank vs Wattle Grove Moorebank vs Holsworthy Moorebank vs Milperra

Other comparisons with Warwick Farm

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

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or