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ABS 2021 Census · Updated 21 May 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 per year.
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.
Official Australia Post postcode for Busby. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Busby on My School →Estimated 2 parks and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
4,446 residents places Busby squarely in the middle of the New South Wales suburb size distribution (state median 5,325), with market depth comparable to most NSW localities. Busby's median household income of $60,476/year is 38% below the New South Wales suburb median ($97,552) — this is an affordability play where returns lean on yield and patient capital growth rather than demographic premium. Rent of $330/week (79% coverage of the $1,800/month median mortgage) leaves a gap of roughly $370/month that a typical investor bridges with negative gearing, depreciation and capital growth. At 31 km from Sydney, Busby is an outer-metro location where buyers are typically trading commute time for floor space and a lower entry price.
This suburb suits long-term investors due to steady population growth and affordable entry prices. Look for established streets close to schools and shops rather than raw new-estate land. Local rents consume roughly 28% of household income — a useful sanity check on tenant affordability.
How Busby stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean Busby sits above the state median; negative means below.
| Metric | Busby | NSW median | Δ vs state |
|---|---|---|---|
| Population | 4,446 | 5,325 | -17% |
| Median household income | $60,476/yr | $97,552/yr | -38% |
| Median rent (weekly) | $330 | $430 | -23% |
| Median mortgage (monthly) | $1,800 | $2,167 | -17% |
| Distance to CBD | 31 km | 45 km | -31% |
| Separate houses | 81% | 76% | +5pp |
Pre-inspection briefing for Busby — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: household incomes 38% below the NSW median ($60,476 vs $97,552) means liquidity is thin and capital growth tends to lag the wider New South Wales market over full cycles.
Moderate rental coverage: rent of $330/week covers 79% of a $1,800/month mortgage, leaving a $370/month gap that an investor bridges with equity, depreciation and tax benefits.
With 81% houses in a 4,446-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
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 expectations for Busby are modest for 2026 — incomes 38% below the NSW median of $97,552 and a population of 4,446 suggest gains will lag headline metro markets. Rental coverage runs at ~79% of the typical mortgage ($1,430/month rent vs $1,800/month repayment), leaving a manageable top-up for most investors. The EquitySight investment score of 44/100 places Busby in the mid tier of Australian suburbs we profile, and overall investor sentiment is cautious heading into the second half of 2026.
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Busby scores 44/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 4,446, median household income of $60,476/year and median weekly rent of $330. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Busby are a median household income of $60,476/year, a dwelling mix that is 81% separate houses, roughly 1 schools and 2 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Busby has a usual resident population of approximately 4,446, compared with a New South Wales suburb median of 5,325 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Busby sits 31 km straight-line from the Sydney CBD. This is an outer-metro location; local employment and infrastructure announcements tend to move prices more than CBD connectivity alone.
The most recent census recorded a median weekly rent of $330 in Busby, equating to approximately $17,160/year in gross rental income (state median $430/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Busby is $1,800, or approximately $21,600/year (vs $2,167/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $330 works out to $1,430/month, covering 79% of the median mortgage repayment of $1,800/month. That leaves a $370/month shortfall (around $4,440/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are a thin buyer pool (4,446 residents), interest-rate sensitivity on the $1,800 median mortgage, below-median household incomes ($60,476 vs $97,552 state median), the broader New South Wales market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.