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ABS 2021 Census · Updated 21 May 2026
Homebush West is a well-established middle-ring suburb of Sydney, Australia, with a population of approximately 9,108, making it a smaller community. Located approximately 13 km from the Sydney CBD, Homebush West is a middle ring area in New South Wales. The median household income is $101,504 per year.
Homebush West benefits from a high-income resident base, supporting premium property pricing. Its proximity to the CBD adds a strong location premium.
Official Australia Post postcode for Homebush West. 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 2 schools within or near this suburb.
Find schools near Homebush West on My School →Estimated 4 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.
Homebush West's population of 9,108 sits 71% above the New South Wales suburb median of 5,325, giving it a wider tenant and buyer catchment than the average NSW locality. At $101,504/year, household income in Homebush West is within 4% of the New South Wales median ($97,552), placing the suburb firmly in the state's mainstream demographic band. Median weekly rent of $431 equates to $1,868/month — about 93% of the median mortgage repayment of $2,000/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. 13 km from Sydney places Homebush West in the middle commuter belt, close enough for daily trips by car or rail but at a materially lower price point than inner suburbs. Only 4% of dwellings are separate houses (vs 76% state median), so this is a unit-heavy market where body-corporate decisions and strata supply meaningfully shape investor returns.
Middle-ring locations like this one historically reward patient holders — focus on homes near catchment-zone schools and major transport. Local rents consume roughly 22% of household income — a useful sanity check on tenant affordability.
How Homebush West stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean Homebush West sits above the state median; negative means below.
| Metric | Homebush West | NSW median | Δ vs state |
|---|---|---|---|
| Population | 9,108 | 5,325 | +71% |
| Median household income | $101,504/yr | $97,552/yr | +4% |
| Median rent (weekly) | $431 | $430 | 0% |
| Median mortgage (monthly) | $2,000 | $2,167 | -8% |
| Distance to CBD | 13 km | 45 km | -71% |
| Separate houses | 4% | 76% | -72pp |
Pre-inspection briefing for Homebush West — every item is derived from public datasets, with full citations in our data sources page.
Solid buy-and-hold profile: a population of 9,108 and household income close to the NSW median ($101,504 vs $97,552) give the market enough depth for patient capital growth without the premium entry price of inner suburbs.
Strong rental coverage: $431/week (~$1,868/month) covers 93% of the $2,000/month median mortgage repayment, so the shortfall sits at just $132/month. Investors targeting positive cash flow should shortlist this suburb.
Only 4% of dwellings are separate houses (vs 76% NSW median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Run the numbers on a Homebush West property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Property values in Homebush West should track the wider New South Wales market through 2026, with the $101,504/year median household income (close to the $97,552 state median) keeping the suburb firmly mid-pack. Rental coverage runs at ~93% of the typical mortgage ($1,868/month rent vs $2,000/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 74/100 places Homebush West in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is constructive heading into the second half of 2026.
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Homebush West scores 74/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 9,108, median household income of $101,504/year and median weekly rent of $431. 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 Homebush West are proximity to Sydney (13 km), an above-state-median household income of $101,504/year, a dwelling mix that is 4% separate houses, roughly 2 schools and 4 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.
Homebush West has a usual resident population of approximately 9,108, compared with a New South Wales suburb median of 5,325 — placing it in the upper 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.
Homebush West sits 13 km straight-line from the Sydney CBD. This is comfortable commuter territory, with reasonable rail and road access to the city.
The most recent census recorded a median weekly rent of $431 in Homebush West, equating to approximately $22,412/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 Homebush West is $2,000, or approximately $24,000/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 $431 works out to $1,868/month, covering 93% of the median mortgage repayment of $2,000/month. That leaves a $132/month shortfall (around $1,584/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 interest-rate sensitivity on the $2,000 median mortgage, a unit-heavy dwelling mix (4% houses) where body-corporate costs and apartment supply affect resale, 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.