Abbotsford (NSW)

An assessment of population growth drivers in Abbotsford reveals an overall ranking slightly below national averages considering recent, and medium term trends

As of Nov 2025, the estimated population for the Abbotsford (NSW) statistical area (Lv2) is around 5,458 people. This reflects an increase of 27 individuals since the 2021 Census, which reported a population of 5,431 people. The change is inferred from AreaSearch's estimated resident population of 5,422 in Jun 2024 and six validated new addresses since the Census date. This results in a population density ratio of 5,351 persons per square kilometer, placing the area in the top 10% nationally according to AreaSearch. Overseas migration contributed approximately 75.0% of overall population gains recently.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, NSW State Government's SA2 level projections released in 2022 with a base year of 2021 are utilized. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Future population trends suggest an increase just below the median of statistical areas nationally, with the Abbotsford (NSW) (SA2) expected to increase by 438 persons to 2041, reflecting a total increase of 10.7% over the 17 years.

AreaSearch assessment of residential development drivers sees a low level of activity in Abbotsford, placing the area among the bottom 25% of areas assessed nationally

AreaSearch analysis of ABS building approval numbers in Abbotsford shows an average of around 4 new dwelling approvals per year over the past five financial years, totalling an estimated 24 homes. As of FY-26, 47 approvals have been recorded. Each dwelling has averaged approximately 2.5 new residents annually between FY-21 and FY-25. The average construction cost value of these dwellings is $913,000, indicating a focus on the premium segment with upmarket properties.

This financial year, $4.0 million in commercial approvals have been registered, reflecting Abbotsford's primarily residential nature. Compared to Greater Sydney, Abbotsford has significantly less development activity, 86.0% below the regional average per person. This scarcity of new dwellings typically strengthens demand and prices for existing properties. Relative to the national average, Abbotsford also falls short, indicating its established nature and suggesting potential planning limitations. New building activity comprises approximately 25.0% standalone homes and 75.0% attached dwellings, reflecting a trend toward denser development that appeals to downsizers, investors, and entry-level buyers. With around 3709 people per dwelling approval, Abbotsford reflects a highly mature market.

According to the latest AreaSearch quarterly estimate, Abbotsford is projected to add 586 residents by 2041. If current construction levels persist, housing supply may lag population growth, potentially intensifying buyer competition and underpinning price growth.

Abbotsford has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

The performance of an area is significantly influenced by changes in local infrastructure, major projects, and planning initiatives. AreaSearch has identified two projects that are expected to impact the area. Notable projects include the Parramatta Road Corridor Urban Transformation Strategy (PRCUTS) - Stage 2, Henley Precinct Masterplan, TOGA Five Dock Mixed-Use Masterplan, and Kings Bay Village. The following list provides details on those most likely to be relevant.

Professional plan users can use the search below to filter and access additional projects.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

Employment performance in Abbotsford exceeds national averages across key labour market indicators

Abbotsford has a highly educated workforce with strong representation in professional services. Its unemployment rate is 2.9%, according to AreaSearch's aggregation of statistical area data.

As of September 2025, 3144 residents are employed, with an unemployment rate of 1.3% below Greater Sydney's rate of 4.2%. Workforce participation in Abbotsford matches Greater Sydney's rate of 60.0%. Employment is concentrated in professional & technical services (1.4 times the regional average), health care & social assistance, and education & training. Conversely, transport, postal & warehousing has lower representation at 3.1% compared to the regional average of 5.3%.

The area's residential nature may limit local employment opportunities, as indicated by the Census working population vs resident population count. In the 12 months prior, Abbotsford's labour force decreased by 0.1%, while employment fell by 0.6%, causing unemployment to rise by 0.5 percentage points. This contrasts with Greater Sydney, where employment grew by 2.1% and unemployment rose by 0.2 percentage points. State-level data from NSW up to 25-Nov shows employment contracted by 0.03%, with an unemployment rate of 3.9%. Nationally, the unemployment rate is 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Abbotsford's employment mix suggests local employment should increase by 7.2% over five years and 14.4% over ten years, based on simple weighting extrapolation for illustrative purposes.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

According to AreaSearch's aggregation of the latest postcode level ATO data released for financial year ended June 2023, Abbotsford had a median income among taxpayers of $72,850 with an average level standing at $109,303. Nationally, this places Abbotsford in the top percentile. In Greater Sydney, the median and average incomes were $60,817 and $83,003 respectively. Based on Wage Price Index growth of 8.86% from July 2023 to September 2025, current estimates for Abbotsford would be approximately $79,305 (median) and $118,987 (average). The 2021 Census data shows household, family, and personal incomes in Abbotsford rank between the 81st and 90th percentiles nationally. Income analysis reveals that 26.6% of Abbotsford's community earns over $4,000 annually (1,451 individuals), contrasting with the region where the $1,500 - $2,999 bracket leads at 30.9%. In Abbotsford, 38.3% earn over $3,000 per week, supporting premium retail and service offerings. High housing costs consume 16.5% of income, but strong earnings place disposable income at the 79th percentile nationally. The area's SEIFA income ranking places it in the 9th decile.

Abbotsford features a more urban dwelling mix with significant apartment living, with above-average rates of outright home ownership

In Abbotsford, as per the latest Census evaluation, 28.6% of dwellings were houses while 71.3% were other types such as semi-detached homes, apartments, and 'other' dwellings. In comparison, Sydney metro had 37.8% houses and 62.2% other dwellings. Home ownership in Abbotsford stood at 38.3%, with the rest being mortgaged (24.1%) or rented (37.6%). The median monthly mortgage repayment was $3,000, aligning with Sydney metro's average, while median weekly rent was $550 compared to Sydney metro's $3,000 and $560 respectively. Nationally, Abbotsford's mortgage repayments were significantly higher than the Australian average of $1,863, with rents substantially above the national figure of $375.

Abbotsford has a typical household mix, with a lower-than-average median household size

Family households constitute 68.2% of all households, including 28.2% couples with children, 28.8% couples without children, and 9.9% single parent families. Non-family households comprise the remaining 31.8%, with lone person households at 29.4% and group households making up 2.2%. The median household size is 2.3 people, smaller than the Greater Sydney average of 2.5.

Abbotsford shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

Educational attainment in Abbotsford is notably higher than broader benchmarks. Among residents aged 15 and above, 44.5% have university qualifications, compared to 30.4% nationally and 32.2% in New South Wales (NSW). University graduates make up the largest group at 27.9%, followed by postgraduate qualifiers at 12.8% and graduate diploma holders at 3.8%. Vocational credentials are also prevalent, with 27.9% of residents aged 15 and above holding such qualifications.

Advanced diplomas account for 12.0% and certificates make up 15.9% of this group. Educational participation is high in Abbotsford, with 25.4% of residents currently enrolled in formal education. This includes 8.5% in primary education, 7.0% in secondary education, and 5.2% pursuing tertiary education.

Transport servicing is high compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

The analysis of public transportation in Abbotsford shows that there are currently 26 active transport stops operating within the area. These include a mix of ferry and bus services. The stop count is serviced by 14 individual routes which collectively provide 6,123 weekly passenger trips.

Transport accessibility in Abbotsford is rated as excellent with residents typically located approximately 161 meters from their nearest transport stop. Service frequency averages around 874 trips per day across all routes, equating to about 235 weekly trips per individual stop.

Abbotsford's residents are healthier than average in comparison to broader Australia with prevalence of common health conditions quite low across both younger and older age cohorts

Abbotsford's health data shows positive results with low prevalence of common health conditions across both younger and older age groups. Approximately 70% (3,819 people) have private health cover, higher than the national average of 55.7%.

The most prevalent medical conditions are arthritis affecting 8.5% and asthma impacting 6.2% of residents. 70.6% report having no medical ailments, compared to 76.3% in Greater Sydney. The area has 27.2% (1,484 people) aged 65 and over, higher than Greater Sydney's 18.4%. Health outcomes among seniors are notably strong, even better than the general population in health metrics.

Abbotsford was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics

Abbotsford, surveyed in 2016, showed higher cultural diversity than most local areas with 31.1% of its population born overseas and 27.7% speaking a language other than English at home. Christianity was the predominant religion, comprising 63.3%. Judaism, however, was more prevalent in Abbotsford at 0.5%, compared to 0.2% across Greater Sydney (2016).

Regarding ancestry, the top groups were English (18.9%), Australian (16.6%), and Italian (14.8%). Notably, Hungarian (0.6%) was overrepresented compared to the regional average of 0.3%, as were Spanish (0.9% vs 0.8%) and Russian (0.7% vs 0.5%).

Abbotsford hosts an older demographic, ranking in the top quartile nationwide

Abbotsford's median age is 47 years, which is higher than Greater Sydney's average of 37 years and exceeds the national average of 38 years. The 65-74 age group constitutes 13.9% of Abbotsford's population, compared to Greater Sydney's percentage. Conversely, the 25-34 cohort makes up only 8.2%. According to post-2021 Census data, the 15-24 age group has increased from 8.2% to 10.0%, while the 25-34 cohort has decreased from 10.0% to 8.2%. By 2041, demographic modeling projects significant changes in Abbotsford's age profile. The 75-84 cohort is expected to grow by 66%, adding 335 residents to reach 843. Residents aged 65 and above will drive 86% of population growth, indicating a trend towards demographic aging. Meanwhile, the 25-34 and 0-4 age cohorts are projected to decline in population.