ABS 2021 Census · Updated 31 March 2026
Busby is an outer-metropolitan suburb of Sydney, Australia, with a population of approximately 4,446, making it a boutique locality. Located approximately 31 km from the Sydney CBD, Busby is a outer metro area in New South Wales. The median household income is $60,476 AUD per year (ABS 2021 Census).
Lower income levels in Busby typically translate to more affordable entry points for investors. Greater distance from the CBD may temper short-term capital growth.
Map shows Busby, New South Wales, Australia.
Official Australia Post postcode for Busby. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at census night. Source: ABS 2021 Census of Population and Housing.
ABS Census Data →Weekly median rent for occupied private dwellings. Source: ABS 2021 Census. Live rental data integration coming soon.
State Rental Authority →Annual median household income (before tax) for all households. Source: ABS 2021 Census.
ABS Census Data →Straight-line distance from the suburb centroid (ABS 2021 SAL geography) to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb based on ABS 2021 data.
Find schools near Busby on My School →Estimated 2 parks and green spaces near this suburb. Source: ABS 2021 data.
Monthly median mortgage repayment for households currently paying off a mortgage. Source: ABS 2021 Census.
ABS Census Data →Proportion of separate houses vs units, townhouses, and other dwelling types. Source: ABS 2021 Census. Relevant for investors assessing rental demand mix.
ABS Census Data →Busby's outer-metropolitan position means more affordable entry points for investors, with potential for capital growth as infrastructure extends outward. Demand is often driven by young families seeking space and value. The median rent of $330/week (ABS 2021) indicates an affordable rental market. Owner-occupiers face a median mortgage repayment of $1,800/month. 81% of dwellings are separate houses, indicating a predominantly family-oriented, land-rich market.
Busby offers moderate buy-and-hold potential — look for properties with value-add opportunities.
Rental yields in Busby are moderate — screen for properties that offer above-average returns.
Limited buyer depth in Busby makes flip strategies higher-risk — consider rental conversion instead.
Run the numbers on a Busby property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital growth in Busby may remain subdued in 2026, with limited demand drivers in the near term. Tenants in Busby have options — presenting well-maintained properties is key to minimising vacancy. Investor sentiment toward Busby is currently lukewarm — value hunters may find opportunity here.
Busby is a outer metro area in New South Wales with a population of 4,446. The median rent is $330/week and the median household income is $60,476/year (ABS 2021 Census). As with any property investment, conduct thorough due diligence on current listings, vacancy rates, and local infrastructure plans before committing.
Key demand drivers in Busby include affordability relative to inner suburbs and expanding infrastructure. 81% of dwellings are separate houses. The area has approximately 1 schools and 2 parks nearby.
According to the ABS 2021 Census, Busby has a population of approximately 4,446. For historical population trends and intercensal estimates, visit the ABS Census Data Explorer at abs.gov.au.
Busby is approximately 31 km straight-line distance from the Sydney CBD (calculated from ABS 2021 suburb centroid coordinates). Road travel times will vary; check current mapping services for up-to-date routes.