Busby NSW 2168
Busby sits 45 km from Sydney CBD in New South Wales, around 45 minutes by car. Census data records 4,446 residents with a median age of 32 and a median household income of $60,476 per year. On socioeconomic measures it sits in the bottom 20% nationally. Population grew 3.6% from 2016 to 2021. The 2021 Census recorded a median rent of $330 per week and a median monthly mortgage of $1,800. The area shows high crime risk and no recorded bushfire exposure. 1 school sits within the suburb boundary, and walkability is high.
Is Busby a good suburb?
Busby scores a C (46/100) on SuburbScan's Liveability grade — strong on transit, weaker on safety and community.
Mixed results
1 school
Very walkable
Walkability 80/100 · 44.6 km · 45 min drive to Sydney
Around the state median
Median $1.04M
High crime risk
Fire 0/100 · Crime 73/100
Highly disadvantaged
SEIFA decile 1/10 · median age 32 · 4,446 residents
Liveability Rating
46 / 100 · Ranked #851 in NSWEach bar is Busby'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 Busby?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
46 / 100
From schools, safety and socio-economic data — not opinion.
Residents say
…
Median House Price
Public listings dataBusby's house market is moving lower: the median sale price reached $1.04 million, about 3% below where it sat a year earlier.
$1,041,500
9% below its 5 neighbours (median $1,150,000)
Based on 68 recorded sales in the last 24 months.
Typically sold in 24 days — median across 27 sales that recorded a listing period
By bedrooms
- 3 bed 43 sales $980K
- 4 bed 11 sales $1.1M
- 5 bed 5 sales $1.21M
Rental Market
Advertised rents · last 6 monthsHouses in Busby rent for around $600 a week on average, based on 17 houses listed for rent in the past six months.
$600/wk
17 houses advertised for rent in the last 6 months.
18 rentals advertised against an estimated 675 rented homes (2.7%) in the last 6 months.
Rent agreed on new leases
Jul–Sep 2026- 3-bed houses
- $630/wk
- 91 bonds
- +49% since 2021
Median weekly rent on bonds lodged for new tenancies across postcode 2168 (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 2025125 Acceptable · the average rental household in this region would pay about 24% of its income on the median rent in postcode 2168.
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
1 active Airbnb listing: 1 whole home and 0 rooms. Whole homes are about 0.1% of the suburb's homes.
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 Busby safe? Crime statistics
2025Crime in Busby sits in the high band, with 274 incidents recorded in 2025 — down about 9% on the prior year.
274 offences
9.0% since 2024Crime Trend
Serious Road Crashes
2021–20255 crashes
where someone was killed or admitted to hospital
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
Liverpool City Council has published 4 flood studies on the NSW Flood Data Portal. The mapped flood areas are in those studies; SuburbScan does not hold them.
Schools
One school serve Busby, and the cohort is trailing peer-suburb performance.
- • 243 students in one school (avg 243)
Primary
Universities nearby
2.3% 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
Busby is very walkable on foot — at 80/100, most daily errands can be done on foot.
Public transport
Weekday and weekend service frequency across every stop inside Busby.
- Peak (7-9am + 5-7pm)
- 65.8 arrivals/hr
- Off-peak weekday
- 45.7 arrivals/hr
- Saturday
- 33.8 arrivals/hr
- Median peak wait
- 0 min
- Span of service
- 19.4 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 Busby.
- Full-fibre (FTTP) share
- 3%
- Premises covered
- 1,462
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
Liverpool: 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 10 small areas inside this suburb and averages them into the single decile above. Every one of them ranks in that same decile, so the average describes the whole suburb.
Busby is home to about 4,400 residents, and skews young, with a median age of 32 against the national 38. Median household income runs at $60,000 a year, with unemployment at 10.8%.
2021 Census · change since 2016
Population
4,446
Median Age
32
Median Household Income
$60,476/yr
Census Median Rent
$330/wk
Census Median Mortgage
$1,800/mo
Avg Household Size
3.2
Median Personal Income
$23,972/yr
Unemployment Rate
10.8%
Unoccupied Dwellings
8.4%
Total Dwellings
1,268
Owner-Occupier Rate
46.8%
Houses
88.2%
Rental Stress
28.4%
Mortgage Stress
35.7%
Work From Home
19.8%
Dwelling Types
Property Ownership
305 rented from a state or territory housing authority and 15 from a community housing provider, as a share of the 644 rented dwellings above — not of all dwellings.
Demographics
- Born in Australia
- 54.7%
- English Spoken at Home
- 37.9%
- Employment Rate
- 32.8%
- Completed Year 12
- 30.9%
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.
209 residents (4.7%) 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 4,119 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
5% of employed residents work in a capital's city centre (58 of 1,085).
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.
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $1,322 a year through Liverpool based on 2024 figures.
How this land is zoned
- Residential 88%
- Parks and recreation 11%
- Zones under 1% 1%
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 — the property page shows the zone for one address.
Building Approvals: Liverpool
In the year to August 2026, 2,229 new dwellings were approved across Liverpool. That mix is 1,634 houses and 595 units. Approvals are up 27.7% on the same period a year earlier.
Aboriginal Land Council
Aboriginal land in this area is administered by the Gandangara 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, 3.3 km away.
Climate & Setting
from Bankstown Airport AWS, 9.5 kmHigh rainfall — hot summers, mild winters.
- Elevation
- 60 m
- above sea level, at the suburb centre
- Distance to the ocean
- 25.2 km
- Annual rainfall
- 909 mm
- 82 rainy days
- Summer max (Jan)
- 28.7°C
- 13 days ≥ 35°C
- Winter min (Jul)
- 6.4°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
6 facilities within 5 km- 2.2 kmCleaning Compound ManufacturingTop reported: Total Volatile Organic Compounds · Ethanol · Phosphoric acid
- 2.4 kmMetal Coating and FinishingTop reported: Hydrochloric acid · Zinc and compounds
- 3.9 kmBread Manufacturing (Factory based)Top reported: Total Volatile Organic Compounds · Ethanol · Oxides of Nitrogen
- 4.8 kmElectric Cable and Wire ManufacturingTop reported: Carbon monoxide · Oxides of Nitrogen · Total Volatile Organic Compounds
- 4.9 kmBread Manufacturing (Factory based)Top reported: Total Volatile Organic Compounds · Ethanol · Carbon monoxide
EV adoption
In postcode 2168, 107 of 26,836 registered light vehicles are battery-electric on 31 January 2025. A further 3.3% (887 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 3.7%.
Rooftop solar
In postcode 2168, 5,263 rooftop-solar systems totalling 33.3 MW have been installed since 2001, against 13,698 dwellings recorded in the 2021 Census. 319 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
13 mortgage brokers are registered in postcode 2168.
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 $1,041,500 this is $441,500 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 2026-10-26 — 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 Anne Maree Stanley Australian Labor Party
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Anne Maree Stanley | 56.8% | 43.2% | +1.4 |
| 2022 | Anne Maree Stanley | 55.8% | 44.2% | -0.3 |
| 2019 | Anne Maree Stanley | 55.5% | 44.5% | +2.7 |
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 Charishma Kaliyanda Labor
Next state election: 13 March 2027.
| Year | Winner | Won with |
|---|---|---|
| 2023 | Charishma Kaliyanda ALP | 58.4% |
| 2019 | Paul Lynch ALP | 66.7% |
| 2015 | Paul Lynch ALP | 70.9% |
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 Busby?
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 4,446 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
Compare Busby 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 Busby
Is Busby a safe place to live?
Recorded crime in Busby is high (73/100, ranked against other NSW suburbs on offences per resident). Offences against shops, venues and visitors are divided by the people who live here, so suburbs with large daytime or visitor populations rank higher than living there may feel.
What natural hazards affect Busby?
Busby has no recorded bushfire history. These are suburb-wide figures; check the address, as flood and bushfire exposure change street by street.
Is Busby a good place to live?
Busby has a SuburbScan Liveability grade of C (46/100), 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 Busby?
Busby, NSW had a population of 4,446 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Busby, NSW?
The postcode for Busby, NSW is 2168.
How far is Busby from Sydney?
Busby is 45 km from Sydney CBD by road, about 45 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Busby?
At the 2021 ABS Census, median household income in Busby was $60,476 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 Busby?
The median advertised rent in Busby is $600 a week for houses (17 listings), from rental listings over the last six months.
What is the median age in Busby?
The median age of residents in Busby was 32 at the 2021 ABS Census.
How are the schools in Busby?
There is 1 school inside the Busby boundary: 1 below similar schools on NAPLAN, compared with same-state, same-type schools of similar socio-educational advantage (ICSEA).
Is Busby walkable?
Busby scores 80/100 on the SuburbScan Walkability Score, making it very 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 Busby?
The nearest government air-quality monitoring station to Busby (Liverpool) recorded a 2025 annual mean PM2.5 of 6.8 µg/m³ and PM10 of 18.2 µg/m³. That puts Busby 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 Busby?
At the nearest Bureau of Meteorology station to Busby, Bankstown Airport AWS (9.5 km away), summer days average 28.7°C, winter nights 6.4°C, 909 mm of rain a year over 82 rainy days, and 13 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Busby?
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 Busby belong to?
Busby sits within the Liverpool local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Busby?
The average residential rates bill through Liverpool is $1,322 a year (2024). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Busby?
Across Liverpool, 2,229 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's up 27.7% 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 Busby in?
Busby sits within the federal Division of Werriwa, currently held by Anne Maree Stanley (Australian Labor Party).
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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.