Median price trend for houses
Based on 48 sales in the preceding 12 months
$1,050,000
Up 10.3% over 12 months
- 3 bed
- $950k
- 4 bed
- $1.13m
- 5+ bed
- $1.3m
Aerial view
Imagery © Esri
The quick read on
Busby
NSW 2168 · Liverpool
What homes cost, how rents have moved, and a feel for the people who call it home.
- Median house
- $1,050,000
- Population
- 4,446
- Postcode
- 2168
latest suburb median
ABS 2021
Busby, New South Wales
Property market insights for Busby
Median sale price and rental income of properties in Busby NSW
Median rent trend for houses
Based on 79 rental listings in the preceding 12 months
$600 per week
Up 4.3% over 12 months
Market data updated October 2026.
The median house price in Busby, NSW is currently $1,050,000, based on the latest 12 months of sales. Busby has a 12-month growth rate of 10.3% for houses.
Three-bedroom houses have a median sale price of $950,000, Four-bedroom houses have a median sale price of $1,130,000, Larger houses have a median sale price of $1,300,000 in Busby.
If you're looking to lease, the median rent for houses in Busby is $600 per week. The median house rent has increased 4.3% over the last 12 months.
The median rent for units and apartments in Busby is $575 per week and has increased 39.6% over the last 12 months.
Crime and safety
Is Busby safe?
The overall rate for Busby is 4,617 offences per 100,000 residents — 34% above the Greater Sydney benchmark.
That is the clearest suburb-wide answer. Open the detailed profile to see how the pattern changes across offence types and different parts of Busby.
Overall crime rate
4,617
offences per 100,000 residents
34% aboveGreater Sydney
BusbyGreater Sydney: 3,437
Suburb-wide estimate from Microburbs' public crime model; it is not an address-level measure.
The people behind the postcode
Who lives in Busby?
Busby NSW 2168 is in New South Wales, within Greater Sydney.
4,446 people call Busby home, with an average of 3.2 people per household and a median household income of $1,163 a week.
Public ABS 2021 Census figures. The bars compare the local share with the capital-region benchmark.
- Population
- 4,446
- Median age
- 32 years
- Median mortgage
- $1,800 / month
- 2021 household rent
- $330 / week
Above the benchmarkBelow the benchmarkIn lineGreater Sydney benchmark
Age profile
Share of residents in each age band.
Under 1525.3%Above
15–3427.8%In line
35–5422.5%Below
55–7419.3%In line
75 and over5.4%Below
Homes
Share of occupied private dwellings.
Separate houses87.9%Above
Townhouses7.9%Below
Apartments3.5%Below
Ownership
Share of homes with a stated ownership or rental status.
Owned outright22.4%Below
Paying a mortgage24.4%Below
Renting53.2%Above
Cars at home
Vehicles available to occupied households.
No car14.2%Above
One car36.8%Below
Two cars32.3%In line
Three or more17.5%Above
Getting to work
Selected ways residents worked or travelled on Census day.
Worked from home15.4%Below
Drove to work48.9%Above
Train, tram or bus2.9%Below
Walked or cycled0.6%Below
What stands out in Busby
15.4% of workers in Busby worked from home on Census day — about half the rate across Greater Sydney.
6.8% of Busby residents were born in Vietnam, about twice the rate across Greater Sydney.
16.1% of people in Busby described themselves as having no religion in the 2021 Census.
A closer look at the Census
Questions people ask about Busby
Open any question for a plain-English reading of the public 2021 Census for Busby NSW 2168.
Is Busby family-friendly?Age, family structure and household size describe the community families would be joining.
25.3% of Busby's residents were children under 15 in the 2021 Census. That is well above the Greater Sydney average.
1,032 family households lived in Busby; 46.1% were couple families and 32.7% were one-parent families.
46.6% of local families included children under 15. That is well above the Greater Sydney average.
These are suburb-wide household figures, not school or childcare ratings.
What is the age profile of Busby?The balance between younger adults, families and older residents changes how a suburb feels day to day.
Busby had 4,446 residents at the 2021 Census.
25.4% of residents were aged 25 to 44.
24.6% were 55 or older. That is close to the Greater Sydney average.
Age shares use the suburb’s total Census population.
What kind of homes are in Busby?The dwelling mix shows whether the suburb is mostly detached homes, townhouses or apartments.
Separate houses made up 87.9% of occupied private dwellings in Busby.
Townhouses and other attached homes represented 7.9% of occupied private dwellings.
Flats and apartments accounted for 3.5% of occupied private dwellings.
All three shares use occupied private dwellings as the denominator.
Do people own or rent in Busby?Tenure shows how many households own outright, have a mortgage or rent.
22.4% of households with a stated tenure owned their home outright. That is well below the Greater Sydney average.
24.4% were buying their home with a mortgage.
53.2% rented their home. That is well above the Greater Sydney average.
Tenure shares include households that stated one of these three arrangements.
How large are households in Busby?Household-size data shows the mix behind the suburb-wide average.
The average household in Busby had 3.2 people.
One-person households made up 21.1% of occupied homes. That is close to the Greater Sydney average.
Two-person households represented 22.7%, while 38.6% had four or more usual residents.
Household size counts usual residents in occupied homes.
How do people get to work in Busby?Census-day travel shows the balance between home, road, public transport and active travel.
15.4% of workers worked from home on Census day. That is about half the Greater Sydney rate.
48.9% drove a car as their only travel method. That is well above the Greater Sydney average.
2.9% used only a train, tram or bus, while 0.6% walked or cycled.
Travel figures are a 2021 Census-day snapshot.
How many cars do households have in Busby?Vehicle availability helps describe the routines local households can support.
14.2% of occupied households had no motor vehicle available. That is somewhat above the Greater Sydney average.
One-car households formed 36.8% of the total.
49.8% of households had two or more vehicles.
Vehicle counts refer to occupied households, not individual residents.
Who's moving to Busby, and who stays?Address history shows how settled or recently mobile residents were at the Census date.
69.1% were at the same address five years earlier, while 30.9% reported a different address.
35.4% of residents were born outside Australia. That is somewhat below the Greater Sydney average.
Mobility figures cover residents who answered the relevant Census question.
What languages are spoken in Busby?Language at home gives a direct view of the community’s everyday linguistic mix.
37.9% of residents used only English at home.
51.0% used a language other than English at home.
0.2% spoke Mandarin at home, 0.5% spoke Cantonese and 2.0% spoke Hindi.
Home language is separate from English proficiency.
Where were Busby residents born?Birthplace adds another layer to the local story, separate from ancestry and language.
35.4% of Busby's population was born outside Australia, while roughly 64.6% was born in Australia.
0.1% of residents were born in China.
0.3% were born in India, while Australian citizenship across the whole suburb stood at 79.1%.
Birthplace, citizenship and ancestry describe different parts of identity.
What ancestries shape Busby?Ancestry responses show how residents describe family and cultural background.
English ancestry accounted for 16.9% of ancestry responses in Busby.
Australian ancestry made up 18.8% of responses.
Chinese ancestry represented 3.6% of responses.
People may nominate more than one ancestry, so these are shares of responses.
What work do people do in Busby?Occupation describes a person’s role; industry describes the sector employing them.
10.0% of employed residents worked in professional occupations. That is about half the Greater Sydney rate.
Managers accounted for 6.5% of employed residents, while clerical and administrative workers made up 12.0%.
Health care and social assistance employed 13.3% of workers, and education and training employed 7.6%.
Occupation and industry figures describe employed residents of the suburb.
How active is the workforce in Busby?Participation, employment pattern and unemployment describe the resident labour force.
The labour-force participation rate was 36.7%, compared with 60.0% across Greater Sydney.
14.9% of residents aged 15 and over worked full time, while 10.5% worked part time.
Unemployment was 10.8%, compared with 5.1% across Greater Sydney.
Labour-force figures come from the 2021 Census.
What does the health profile of Busby show?Selected long-term health conditions help describe community service needs.
55.7% reported no selected long-term health condition.
7.5% reported a long-term mental health condition, including depression or anxiety.
8.9% reported asthma, 8.3% arthritis and 7.2% diabetes excluding gestational diabetes.
These are self-reported suburb-wide Census figures, not address-level health risks.
How educated is Busby?Qualifications describe the study pathways represented among local residents.
12.8% of people in the qualifications table held a bachelor degree. That is about half the Greater Sydney rate.
Postgraduate degrees accounted for 3.4% of qualification responses.
Diploma-level qualifications represented 13.4%, while certificate-level qualifications represented 36.8%.
Qualification categories are reported separately and are not school ratings.
What do incomes and housing costs look like in Busby?Census income and household payments give historical context for local living costs.
Median household income was $1,163 per week in the 2021 Census.
The median monthly mortgage repayment reported by local households was $1,800.
Occupied renting households reported a median rent of $330 per week.
These household figures are from 2021; current sale and asking-rent medians appear in the market section.
How does Busby compare with Greater Sydney?A few clear differences place the suburb in its wider metropolitan context.
Working from home was 15.4% in Busby, compared with 38.9% across Greater Sydney.
Outright ownership was 22.4% locally and 28.6% across Greater Sydney. That is well below the Greater Sydney average.
Renting accounted for 53.2% in Busby, against 37.1% across Greater Sydney.
Capital-region comparisons use the same Census definitions and year.
Three useful questions
A buyer’s quick guide to Busby
Is Busby expensive?
The median house price is $1,050,000. Bedroom count, land and condition still create a wide range around those suburb medians.
Is Busby good for families?
The Census counted 1,032 local families, and 25.3% of residents were under 15. That describes the community; school quality, travel times and the right fit for a particular family need separate research.
What can I get for $1.5m in Busby?
Larger houses have a median around $1,300,000, the closest bedroom benchmark we hold to a $1.5m budget. Individual homes can differ substantially with block size, renovation and location.
Medians describe recorded market activity across the suburb; they are historical context, not a valuation or forecast for an individual home.
Explore the area
Streets and suburbs around Busby
51 streets in Busby
Street-by-street reports are not published yet. The streets below are the ones this suburb covers.
- Aberdeen Rd
- Albany St
- Alexandria Pl
- Angus Pl
- Ardno St
- Ayrshire St
- Banks Rd
- Bolinda St
- Brubri St
- Burra St
- Busby Rd
- Calliope Pl
- Canowie Pl
- Cartwright Ave
- Colly Pl
- Coongra St
- Coonong St
- Dalkeith St
Show all 51 streetsShow fewer streets
- Devon Pl
- Dimby Pl
- Friesian St
- Fulham St
- Galloway St
- Green Valley Rd
- Guernsey St
- Gundibri Street
- Heckenberg Ave
- Hereford St
- Jersey St
- Kaluga St
- Karoola St
- Kelvin Pl
- Kibah St
- Kilmorey St
- Kingarth St
- Kinkuna St
- Lomani Street
- Lyndley St
- Moomin Pl
- Naranghi St
- Oakwood Pl
- Orchard Rd
- Pylara Pl
- Recreation Pl
- Rundle Rd
- South Liverpool Rd
- St Johns Rd
- Tallara Pl
- Trevanna St
- Tunbridge St
- Wendouree St
12 suburbs surrounding Busby
Compare nearby suburb prices, rents and five-year market trends.
Keep exploring
Is Busby right for your search?
Use the finders to compare places and properties, or open the full report when you need the street, risk, schools and growth research.
Read the thinking
Figures update as new market and census data arrives. This suburb overview is general information, not a valuation or financial advice.