Abbotsford (NSW)

Abbotsford is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

As of November 2025, the estimated population of Abbotsford (NSW) is around 5,539 people. This reflects an increase from the 2021 Census figure of 5,431 people, representing a rise of 108 individuals or approximately 2.0%. The latest estimate by AreaSearch, following examination of ABS ERP data released in June 2024 and validation of six new addresses since the Census date, is 5,507 residents. This results in a population density ratio of 5,430 persons per square kilometer, placing Abbotsford (NSW) within the top 10% of national locations assessed by AreaSearch. Overseas migration contributed approximately 75.0% of overall population gains during recent periods.

AreaSearch is using ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for the years 2032 to 2041. By 2041, based on aggregated SA2-level projections, Abbotsford (NSW) is expected to increase its population by approximately 389 persons. This reflects an overall increase of around 8.2% over the 17-year period, which is just below the median growth rate for statistical areas across Australia.

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

Based on AreaSearch analysis of ABS building approval numbers from statistical area data, Abbotsford averaged approximately 7 new dwelling approvals per year over the past five financial years, totalling an estimated 39 homes. As of FY-26 so far, 175 approvals have been recorded. On average, between FY-21 and FY-25, 1.5 new residents were associated with each dwelling constructed. However, recent data shows this figure has increased to 9.7 people per dwelling over the past two financial years, indicating Abbotsford's growing popularity and potential supply constraints. New homes are being built at an average expected construction cost of $913,000, reflecting a developer focus on the premium segment with upmarket properties.

This financial year, $6.0 million in commercial approvals have been registered, demonstrating Abbotsford's primarily residential nature. Relative to Greater Sydney, Abbotsford has significantly less development activity, at 78.0% below the regional average per person. This scarcity of new dwellings typically strengthens demand and prices for existing properties. Furthermore, this is under the national average, indicating the area's established nature and suggesting potential planning limitations. New building activity shows a trend towards denser development, with 25.0% standalone homes and 75.0% attached dwellings. This provides accessible entry options and appeals to downsizers, investors, and entry-level buyers.

With around 618 people per dwelling approval, Abbotsford reflects a highly mature market. Future projections show Abbotsford adding approximately 456 residents by 2041, based on the latest AreaSearch quarterly estimate. Should current construction levels persist, housing supply could lag population growth, likely intensifying buyer competition and underpinning price growth.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified two projects expected to affect this region: Parramatta Road Corridor Urban Transformation Strategy (PRCUTS) - Stage 2, and Henley Precinct Masterplan, Kings Bay Village, TOGA Five Dock Mixed-Use Masterplan. These are the most relevant projects.

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

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

Abbotsford has a highly educated workforce with strong professional services representation. Its unemployment rate was 2.8% in the past year.

Employment growth was estimated at 3.6%. As of June 2025, 3,242 residents were employed, with an unemployment rate of 1.3% below Greater Sydney's 4.2%. Workforce participation was on par with Greater Sydney's 60.0%. Key employment sectors were professional & technical (1.4 times the regional average), health care & social assistance, and education & training.

Transport, postal & warehousing had lower representation at 3.1% versus the regional average of 5.3%. The area offered limited local employment opportunities. In the year to June 2025, employment increased by 3.6%, labour force by 4.0%, raising unemployment by 0.3 percentage points. Comparatively, Greater Sydney saw employment grow by 2.6%, labour force expand by 2.9%, and unemployment rise by 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 project national employment growth of 6.6% 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, though this is a simple weighting extrapolation for illustrative purposes only.

The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis

AreaSearch's aggregation of latest postcode level ATO data for financial year 2022 shows Abbotsford had a median taxpayer income of $72,850 and an average income of $109,303. Nationally, these figures place Abbotsford in the top percentile. In Greater Sydney, the median was $56,994 and the average was $80,856. By September 2025, estimated incomes would be approximately $82,036 (median) and $123,086 (average), based on Wage Price Index growth of 12.61% since financial year 2022. The 2021 Census data ranks Abbotsford's household, family, and personal incomes between the 81st and 90th percentiles nationally. Income analysis reveals that 26.6% of Abbotsford residents earn over $4,000 annually (1,473 individuals), contrasting with the region where the $1,500 - $2,999 bracket leads at 30.9%. The district's affluence is evident with 38.3% earning over $3,000 weekly. High housing costs consume 16.5% of income, but strong earnings place disposable income at the 79th percentile. Abbotsford'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

Abbotsford's dwelling structure, as per the latest Census, consisted of 28.6% houses and 71.3% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Sydney metro's 37.8% houses and 62.2% other dwellings. Home ownership in Abbotsford stood at 38.3%, with the rest either mortgaged (24.1%) or rented (37.6%). The median monthly mortgage repayment was $3,000, aligning with Sydney metro's average. 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, while rents were substantially above the national figure of $375.

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

Family households account for 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 constitute the remaining 31.8%, with lone person households at 29.4% and group households comprising 2.2% of the total. 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 high, with 44.5% of residents aged 15 and above holding university qualifications as of the latest data point, compared to 30.4% nationally and 32.2% in New South Wales (NSW). This educational advantage is driven by a significant number of residents possessing bachelor degrees (27.9%), postgraduate qualifications (12.8%), and graduate diplomas (3.8%). Vocational credentials are also prevalent, with 27.9% of residents aged 15 and above holding such qualifications, including advanced diplomas (12.0%) and certificates (15.9%). Educational participation is high, with 25.4% of residents currently enrolled in formal education, comprising 8.5% in primary, 7.0% in secondary, and 5.2% in tertiary education.

Abbotsford Public School, established on 3rd February 1960, serves the local community with an enrollment of 394 students as of the latest count. The school focuses exclusively on primary education, with an Index of Community Socio-Educational Advantage (ICSEA) score of 1111, indicating significant socio-educational advantages and academic achievement. Secondary educational options are available in surrounding areas. As of the latest data, there is one school place per 100 residents in Abbotsford, compared to the regional average of 10.5 places per 100 residents, suggesting some students may attend schools outside the area.

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

Abbotsford has 18 active public transport stops operating currently. These include a mix of ferry and bus services. There are 14 individual routes serving these stops, which together facilitate 3,627 weekly passenger trips.

The accessibility to transport in Abbotsford is rated excellent, with residents typically located 161 meters from the nearest stop. On average, there are 518 trips per day across all routes, translating to approximately 201 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

Health data shows Abbotsford residents have relatively positive health outcomes with low prevalence of common conditions across both younger and older age groups. Approximately 70% of Abbotsford's total population (3,876 people) has private health cover, compared to the national average of 55.3%.

The most prevalent medical conditions are arthritis and asthma, affecting 8.5% and 6.2% of residents respectively. 70.6% of residents report being completely free from medical ailments, compared to 76.3% in Greater Sydney. Abbotsford has a higher proportion of seniors aged 65 and over at 27.2% (1,506 people), compared to 18.4% in Greater Sydney. Health outcomes among seniors are notably strong, outperforming 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, had a higher cultural diversity than most local areas, with 31.1% of its population born overseas and 27.7% speaking languages other than English at home. Christianity was the predominant religion, accounting for 63.3%. Notably, Judaism was overrepresented at 0.5%, compared to Greater Sydney's 0.2%.

The top three ancestral groups were English (18.9%), Australian (16.6%), and Italian (14.8%). Some ethnic groups showed notable differences: Hungarian (0.6% vs regional 0.3%), Spanish (0.9% vs 0.8%), and Russian (0.7% vs 0.5%) were overrepresented in Abbotsford.

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

Abbotsford's median age is 47 years, notably higher than Greater Sydney's average of 37 and exceeding the national average of 38 years. The 65-74 age group comprises 13.9% of Abbotsford's population compared to Greater Sydney. Conversely, the 25-34 cohort is less prevalent at 8.2%. Post-2021 Census data indicates that the 15-24 age group grew from 8.2% to 10.0%, while the 25-34 cohort declined from 10.0% to 8.2%. By 2041, Abbotsford's age profile is projected to change significantly. The 75-84 cohort is expected to grow by 63%, adding 322 residents to reach 838. Residents aged 65 and above will drive 91% of population growth, highlighting demographic aging trends. Meanwhile, population declines are projected for the 25-34 and 45-54 cohorts.