Abbotsbury NSW 2176
Abbotsbury is a suburb in New South Wales, 41 km from Sydney CBD, around 46 minutes by car. Population is 4,200; the median age is 42 and the median household income is $136,292 per year. By household income, education, and employment patterns, it ranks in the top 20% nationally. The suburb fell 1.2% between 2016 and 2021. At the 2021 Census, households here paid a median rent of $550 per week and a median monthly mortgage of $2,216. Walkability is moderate.
Is Abbotsbury a good suburb?
Abbotsbury scores a A (70/100) on SuburbScan's Liveability grade — strong on safety and community.
Some car dependence
Walkability 52/100 · 40.7 km · 46 min drive to Sydney
Around the state median
Median $1.8M · Pricier than 81% of NSW
Low all-round risk
Fire 16/100 · Crime 30/100
Very advantaged
SEIFA decile 9/10 · median age 42 · 4,200 residents
Liveability Rating
70 / 100 · Ranked #305 in NSWEach bar is Abbotsbury's rank among NSW suburbs, from 0 to 100 (higher is better). Scored on 4 of 5 factors: no school data, so the other factors carry its weight.
No flood data is published for New South Wales — a blank here means we hold no data, not that there is no risk.
How do you rate the liveability in Abbotsbury?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
70 / 100
From schools, safety and socio-economic data — not opinion.
Residents say
…
Median House Price
Public listings dataAbbotsbury's house market is moving higher: the median sale price reached $1.8 million, about 6% above where it sat a year earlier.
$1,800,000
28% above its 6 neighbours (median $1,410,001)
Based on 67 recorded sales in the last 24 months.
Typically sold in 30 days — median across 24 sales that recorded a listing period
By bedrooms
- 3 bed 9 sales $1.65M
- 4 bed 35 sales $1.78M
- 5 bed 17 sales $1.9M
Rental Market
Advertised rents · last 6 monthsHouses in Abbotsbury rent for around $990 a week on average, based on 18 houses listed for rent in the past six months.
$990/wk
32% above its 5 neighbours (median $750/wk)
18 houses advertised for rent in the last 6 months.
19 rentals advertised against an estimated 131 rented homes (14.5%) in the last 6 months.
Rent agreed on new leases
Jul–Sep 2026- 3-bed houses
- $730/wk
- 65 bonds
- +38% since 2021
- 2-bed units
- $560/wk
- 17 bonds
- +37% since 2021
Median weekly rent on bonds lodged for new tenancies across postcode 2176 (NSW publishes bonds by postcode, which can cover several suburbs). Change since 2021 compares the median of the first four quarters with the last four. Asking rents above come from advertised listings.
Rental affordability
June quarter 2025107 Moderately unaffordable · the average rental household in this region would pay about 28% of its income on the median rent in postcode 2176.
SGS Rental Affordability Index: a score of 100 means rent takes 30% of income, the usual housing-stress line; lower scores are less affordable. "Region" is the capital city or the rest of the state.
Short-Stay Rentals
No active Airbnb listings.
Airbnb only, as at Jun 2026; other platforms are not included. Active means reviewed in the past 12 months. The share is against private dwellings at the 2021 Census.
Is Abbotsbury safe? Crime statistics
2025Crime in Abbotsbury sits in the low band, with 79 incidents recorded in 2025 — up roughly 22% on the prior year.
79 offences
21.5% since 2024Crime Trend
Serious Road Crashes
2021–202515 crashes
where someone was killed or admitted to hospital
Where they happened
Crashes are counted where they happened, so a main road through the suburb carries people passing through; this is not a measure of risk to residents. Roads are listed with 3 or more serious crashes.
Council Flood Studies
Fairfield City Council has published 5 flood studies on the NSW Flood Data Portal. The mapped flood areas are in those studies; SuburbScan does not hold them.
Schools
Universities nearby
3.9% of residents here are full-time university students aged 15–24.
Distance is measured to the suburb centre. A campus nearby does not by itself mean a student rental market — most suburbs within a few kilometres of one have a student share close to the national norm, and the figure above is what tells them apart.
Walkability
Abbotsbury is somewhat walkable on foot — at 52/100, a short cluster of errands work on foot but most trips still benefit from a car.
Public transport
Weekday and weekend service frequency across every stop inside Abbotsbury.
- Peak (7-9am + 5-7pm)
- 130.0 arrivals/hr
- Off-peak weekday
- 103.4 arrivals/hr
- Saturday
- 78.8 arrivals/hr
- Median peak wait
- 0 min
- Span of service
- 17.8 hours
Scheduled service only, based on the 21 October 2026 timetable. Reliability (delays, cancellations) not measured.
NBN connectivity
The internet access technology available across NBN premises in Abbotsbury.
- Full-fibre (FTTP) share
- 0%
- Premises covered
- 1,308
NBN Co fixed-line and fixed-wireless premises, as at 30 December 2025. Higher-quality technologies (full fibre) score above copper, wireless, and satellite. Actual speeds depend on your plan.
Amenities
Fairfield: council population
The three add up to the change above. These are council-wide figures from the ABS, not figures for this suburb alone — this suburb's own population is in the census section above.
Socio-economic profile
The ABS scores 12 small areas inside this suburb and averages them into the single decile above. They fall into 3 different deciles — a narrow range, so the average describes the suburb closely.
Abbotsbury is home to about 4,200 residents, with a median age of 42, a touch above the national 38. Median household income runs at $136,000 a year, with unemployment at 2.9%.
2021 Census · change since 2016
Population
4,200
Median Age
42
Median Household Income
$136,292/yr
Census Median Rent
$550/wk
Census Median Mortgage
$2,216/mo
Avg Household Size
3.3
Median Personal Income
$43,992/yr
Unemployment Rate
2.9%
Unoccupied Dwellings
2.2%
Total Dwellings
1,233
Owner-Occupier Rate
89.4%
Houses
98.1%
Rental Stress
21.0%
Mortgage Stress
19.5%
Work From Home
44.2%
Dwelling Types
Property Ownership
Demographics
- Born in Australia
- 61.0%
- English Spoken at Home
- 50.4%
- Employment Rate
- 57.4%
- Completed Year 12
- 50.0%
Occupations
Religion
Country of Birth (overseas)
Largest overseas birthplaces, as a share of all residents.
When They Arrived
Share of all residents by the year they arrived in Australia. Periods cover different numbers of years, so compare the shape rather than the bar widths.
96 residents (2.3%) arrived since 2016. Australia’s borders were closed to most arrivals from March 2020, so the last two years of that period are much smaller than the ones before them — nationally 260,799 people arrived in 2019 against 28,521 in 2021.
Where New Residents Came From
Where residents aged five and over lived five years before the 2021 Census, for those who lived somewhere else.
Top places newcomers came from, as a share of the 4,026 residents aged five and over. Areas are ABS statistical regions. Small counts are approximate: the ABS adjusts every figure slightly to protect privacy.
Languages Spoken at Home
Top languages other than English, as a share of all residents.
Age Distribution
Family & Household Composition
Commute to Work
8% of employed residents work in a capital's city centre (165 of 2,037).
City centre: the ABS area around each capital's CBD, such as Sydney Inner City or Perth City (which takes in Subiaco and Leederville). 2021 Census place of work.
Local Jobs
People who work in this suburb against employed people who live here, 2021 Census.
About 348 people work here; 2,037 employed residents live here.
Mostly a place people commute from: 0.2 jobs per working resident. At least 83% of employed residents must work outside the suburb.
Counts are by place of work and place of usual residence. The ABS counts jobs in zones; where a zone spans several places, its jobs are shared out by land use. The ABS also adjusts every figure slightly to protect privacy.
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $990 a year through Fairfield based on 2024 figures.
Building Approvals: Fairfield
In the year to August 2026, 1,095 new dwellings were approved across Fairfield. That mix is 632 houses and 463 units. Approvals are up 28.7% on the same period a year earlier.
Aboriginal Land Council
Aboriginal land in this area is administered by the Deerubbin Local Aboriginal Land Council.
Local Aboriginal Land Councils are statutory bodies under the Aboriginal Land Rights Act 1983, responsible for land claims and land management for their members. Their boundaries are administrative and are not a statement of whose Country this is. NSW does not publish a register of Aboriginal parties by area — they are registered for each project.
Air Quality
MODERATEPM2.5 averaged 6.8 µg/m³ in 2025 — below Australia's NEPM annual standard (8 µg/m³), slightly above the stricter WHO guideline (5 µg/m³).
PM10 averaged 18.2 µg/m³ · NO₂ averaged 0.72 pphm. Days over the limit in 2025: PM10 1 · NO₂ 0 · ozone 0.
From the Liverpool monitoring station, 8.0 km away.
Climate & Setting
from Prospect Reservoir, 7.4 kmHigh rainfall — hot summers, mild winters.
- Elevation
- 78 m
- above sea level, at the suburb centre
- Distance to the ocean
- 28.9 km
- Near high-voltage lines
- 7.1% of addresses
- 98 within 100 m of an overhead line of 110 kV or more
- Annual rainfall
- 931 mm
- 89 rainy days
- Summer max (Jan)
- 28.9°C
- 15 days ≥ 35°C
- Winter min (Jul)
- 6.9°C
- 0 frost days ≤ 0°C
Elevation is the ground at the suburb centre, from Geoscience Australia's National Digital Elevation Model. Approximate — it reads high in dense built-up areas. It is a measure of height above sea level and not an indicator of flood risk, which depends on height above nearby waterways.
Industrial Emissions Nearby
8 facilities within 5 km- 2.6 kmClay Brick ManufacturingTop reported: Carbon monoxide · Particulate Matter ≤10.0 µm (PM10) · Sulfur dioxide
- 4.2 kmIndustrial Gas ManufacturingTop reported: Total Volatile Organic Compounds · Acetone
- 4.3 kmMilk and Cream ProcessingTop reported: Oxides of Nitrogen · Carbon monoxide · Particulate Matter ≤2.5 µm (PM2.5)
- 4.4 kmGas SupplyTop reported: Oxides of Nitrogen · Carbon monoxide · Total Volatile Organic Compounds
- 4.7 kmBasic Organic Chemical ManufacturingTop reported: Total Volatile Organic Compounds · Ethanol · Benzene
EV adoption
In postcode 2176, 204 of 32,914 registered light vehicles are battery-electric on 31 January 2025. A further 3.6% (1,183 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 4.2%.
Rooftop solar
In postcode 2176, 6,567 rooftop-solar systems totalling 45.9 MW have been installed since 2001, against 14,814 dwellings recorded in the 2021 Census. 410 went up in the last year.
Counts every system certified since 2001, so a roof re-fitted with a newer system is counted twice, and small commercial systems are included alongside houses — useful for comparing postcodes, not an estimate of how many homes have working panels today.
2026 covers part of the year only, to 2026-07.
First Home Owner Grant
FY2026-27$10,000 for new homes priced up to $600,000.
Off-the-plan or contracted-build value cap is $750,000 (vs $600,000 for completed new homes). Stamp duty concessions are a separate scheme (First Home Buyers Assistance).
Mortgage repayments
5 mortgage brokers are registered in this suburb, 25 across postcode 2176.
Transfer duty at the owner-occupier rate, and it excludes first home buyer concessions — those can cut it substantially or remove it entirely. Excludes legal, inspection and lender fees. Check with Revenue NSW
The First Home Owner Grant applies to newly built homes only, so it isn't available on an established purchase. A first home buyer building or buying new under $600,000 may qualify for $10,000 — see what qualifies with Revenue NSW.
At $1,800,000 this is $1,200,000 above the $600,000 First Home Owner Grant cap. A first home buyer may qualify for $10,000 on a newly built home — check eligibility with Revenue NSW.
A deposit under 20% usually attracts Lenders Mortgage Insurance, which this doesn't include.
Principal and interest over 30 years, fixed rate. Excludes fees, offset, redraw and LMI. Default rate is the median comparison rate across 1788 advertised products as at 2026-10-27 — indicative only, and not an offer. Your rate depends on the lender, your deposit and your circumstances. Not financial advice.
Federal Electorate
Currently held by Dai Le Independent
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Dai Le | 68.2% | 31.8% | +12.3 |
| 2022 | Dai Le | 55.7% | 44.3% | +8.3 |
| 2019 | Chris Hayes | 64.0% | 36.0% | +3.5 |
Results are per division — federal electoral boundaries are redrawn periodically, so the history reflects this division's past, not necessarily the exact suburb's voters across time.
State Electorate
Currently held by Tri Vo Labor
Next state election: 13 March 2027.
| Year | Winner | Won with |
|---|---|---|
| 2023 | Tri Vo ALP | 61.8% |
| 2019 | Nick Lalich ALP | 62.9% |
| 2015 | Nick Lalich ALP | 67.2% |
Results are per district. Districts were last redrawn in 2021, so results from before then describe the district of that name, not necessarily this suburb's voters. Results: © State of New South Wales through the NSW Electoral Commission, CC BY 4.0, adapted.
Looking at a specific address in Abbotsbury?
Every figure above is a suburb average, and an average smooths over the difference between a street of family homes and a block of flats. Look up one address and you get the census for the few hundred people around it, its own nearest schools and stops, and what the state has mapped for that block.
- The census for a few hundred neighbours, not all 4,200 residents
- Nearest and zoned schools, with the walk from that door
- Flood, bushfire and noise mapping, where the state publishes it
Free to look up. Subscribers see every section in full — $29/month.
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Checking the whole city?
Suburbs to avoid in Sydney There is no list of bad suburbs, but there are hazards the state measures and publishes — recorded crime, bushfire exposure, flood overlays and aircraft noise. Sydney suburbs ranked on them, with what the numbers do and don't mean.Nearby suburbs
Bossley Park NSW 2176
Edensor Park NSW 2176
Bonnyrigg Heights NSW 2177
Cecil Hills NSW 2171
Wetherill Park NSW 2164
Horsley Park NSW 2175
Compare Abbotsbury to another suburb
Side-by-side stats for any other NSW suburb — type a name and pick one.
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Common questions about Abbotsbury
Is Abbotsbury a safe place to live?
Recorded crime in Abbotsbury is low (30/100, ranked against other NSW suburbs on offences per resident).
What natural hazards affect Abbotsbury?
Abbotsbury has a low recorded bushfire history (16/100, ranked against every Australian suburb with any fire history). These are suburb-wide figures; check the address, as flood and bushfire exposure change street by street.
Is Abbotsbury a good place to live?
Abbotsbury has a SuburbScan Liveability grade of A (70/100), ranked against other NSW suburbs on school quality (25%), safety (25%), SEIFA socio-economic advantage (25%), walkability (15%) and CBD access (10%). Whether it suits you depends on what you weigh — each of those is on this page.
What is the population of Abbotsbury?
Abbotsbury, NSW had a population of 4,200 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Abbotsbury, NSW?
The postcode for Abbotsbury, NSW is 2176.
How far is Abbotsbury from Sydney?
Abbotsbury is 41 km from Sydney CBD by road, about 46 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Abbotsbury?
At the 2021 ABS Census, median household income in Abbotsbury was $136,292 a year. It is the most recent suburb-level income figure until 2026 Census results are released in 2027.
What is the median weekly rent in Abbotsbury?
The median advertised rent in Abbotsbury is $990 a week for houses (18 listings), from rental listings over the last six months.
What is the median age in Abbotsbury?
The median age of residents in Abbotsbury was 42 at the 2021 ABS Census.
Is Abbotsbury at risk of bushfire?
Abbotsbury has a low recorded bushfire history (16/100). The score comes from Geoscience Australia's historical bushfire boundaries, with planned burns excluded: the area of recorded fires touching the suburb relative to its size, ranked against every Australian suburb with any fire history. It records where fire has burned, not a bushfire-prone land designation, which your council's planning scheme sets.
Is Abbotsbury walkable?
Abbotsbury scores 52/100 on the SuburbScan Walkability Score, making it somewhat walkable. The score is a weighted average of public transport, schools, parks, supermarkets, GPs, pharmacies, childcare, and hospitals within walking distance.
What is the air quality in Abbotsbury?
The nearest government air-quality monitoring station to Abbotsbury (Liverpool) recorded a 2025 annual mean PM2.5 of 6.8 µg/m³ and PM10 of 18.2 µg/m³. That puts Abbotsbury below the Australian NEPM annual standard of 8 µg/m³ but above the stricter WHO guideline of 5 µg/m³.
What is the weather like in Abbotsbury?
At the nearest Bureau of Meteorology station to Abbotsbury, Prospect Reservoir (7.4 km away), summer days average 28.9°C, winter nights 6.9°C, 931 mm of rain a year over 89 rainy days, and 15 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Abbotsbury?
First-home buyers in NSW may be eligible for $10,000 towards new homes with a purchase price up to $600,000. The grant is administered by Revenue NSW; confirm current eligibility before signing a contract — state rules and amounts can change.
What council does Abbotsbury belong to?
Abbotsbury sits within the Fairfield local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Abbotsbury?
The average residential rates bill through Fairfield is $990 a year (2024). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Abbotsbury?
Across Fairfield, 1,095 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's up 28.7% on the same period a year earlier. These are LGA-level totals — every suburb in the council shares the same figure.
Which federal electorate is Abbotsbury in?
Abbotsbury sits within the federal Division of Fowler, currently held by Dai Le (Independent).
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Data freshness
- Census · 2021
- Median sale prices · Oct 2026
- For-sale & rental market · Oct 2026
- Council rates · FY 2024–25
- Building approvals · Aug 2026
- Schools · 2025
- Public transport · Oct 2026
- NBN connectivity · Dec 2025
- Crime · 2025
- Road crashes · 2021–2025
- Air quality · 2025
- Climate · 2006–2026
- Socio-economic (SEIFA) · 2021
- EV adoption · Jan 2025
- First Home Owner Grant · Sep 2026
- Federal electorate · 2025
- Short-stay rentals · Jun 2026
- State electorate · 2023
- Amenities · Sep 2026
- Health & emergency facilities · Sep 2026
- Industrial emissions (NPI) · 2024/2025
- Coastal erosion · 1988–2025
- Aircraft noise · 2024
Vintages show when each source's data is from. See all data sources.
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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.