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Busby, NSW 2168
Suburb profile: median house and unit prices, rental yield, capital growth, vacancy and demographics
Data updated
Median House
$1,030,000
market range $1M-$1.1M
Median Unit
$770,000
Gross Yield (units)
3.9%
1yr Growth (houses)
+11.5%
market range +7.5% to +15.0%
Investment snapshot for Busby
Busby has enough public data for first-pass screening across yield, vacancy, price and supply signals.
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Busby market and investor summary
Busby (NSW 2168) runs a median house price of $1.0M. House prices have moved +11.5% over the past year and +31.4% over three years. At 1.5% vacancy, it is a tight rental market that favours landlords.
Rental demand looks steady, with vacancy at 1.5% and a resident base that is not shrinking.
Living in Busby: people, income and schools
Busby has a resident population of roughly 4,446, a number that has held fairly steady over five years. The median age is 32, broadly working-age, with renters making up 51% of households.
Households here earn a median of about $60,000 a year, or roughly $1,160 a week. On socio-economic measures it ranks toward the more disadvantaged end of the ABS advantage index (1 out of 10). At current prices a median house runs to a steep 17.0 times local household income, so affordability is a genuine constraint on local buyers. Locally, around 38% of household income goes to mortgage repayments, a level usually flagged as mortgage stress.
There are 70 schools within about 5km, testing below the national school average on ICSEA. It is roughly 30 km from the CBD. It is fairly car-dependent; the suburb scores 49 for walkability and 15 for transit out of 100. Fixed broadband is delivered over the NBN's Hybrid Fibre Coaxial (HFC).
- Population
- 4,446
- +0% over 5yr
- Median age
- 32 years
- Median household income
- $60,000/yr
- Households renting
- 51%
- Family households
- 77%
- Socio-economic rank
- 1/10
- ABS advantage index
- Schools within 5km
- 70
- avg ICSEA 927
- Unemployment
- 8.8%
- Distance to CBD
- 30 km
- Walk score
- 49/100
Demographic, school and socio-economic figures are sourced from the ABS Census, SEIFA and ACARA. Property metrics reflect PropRadar's latest data.
Properties in Busby
View all →Frequently asked questions about Busby
What should I check before investing in Busby?
Busby has enough public data for first-pass screening across yield, vacancy, price and supply signals. Capital growth of +11.5% in the past year shows strong recent price momentum. 3-year capital growth of +31.4% shows sustained momentum, not just a single-year spike. Compare those signals with nearby suburbs and individual listings before relying on the suburb-level view.
What are typical property prices in Busby?
The median property price in Busby, NSW 2168 is $1.0M for houses and $770K for units.
What rental yield does Busby show?
The gross rental yield in Busby is 3.9% for units. Gross yield is calculated as annual rent divided by property price, and it doesn't account for expenses or tax.
What does recent house price growth show for Busby?
House prices in Busby are up 11.5% over the past year and up 31.4% over three years. Capital growth is a key driver of total investment return, so pair it with rental yield to get a full picture.
How tight is the rental market in Busby?
The current vacancy rate in Busby is 1.5%. A rate under 2% generally signals a tight rental market. This suburb's rental market is very tight, with landlords typically holding strong bargaining power and low rental downtime.
How many people live in Busby?
Busby has a population of approximately 4,446 residents, with a median age of 32.
What schools are near Busby?
There are 70 schools within roughly 5km of Busby. Their average ICSEA is below the national mean of 1000. ICSEA is the ABS measure of a school community's socio-educational advantage.
Is Busby affordable to buy in?
A median house in Busby costs about 17.0 times the median local household income (a high multiple that makes the suburb a stretch for median local earners). The ratio compares the median house price with annual household income; it is a rough affordability gauge, not a substitute for your own borrowing assessment.
Is Busby's population growing?
The population of Busby has held roughly flat over five years. Population growth feeds underlying housing demand, so it is worth weighing alongside price and yield.
How far is Busby from the CBD?
Busby is about 30 km from the CBD.
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