Busby

Busby has seen population growth performance typically on par with national averages when looking at short and medium term trends

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch since the Census Busby's population is estimated at around 4,666 as of Nov 2025. This reflects an increase of 220 people (4.9%) since the 2021 Census, which reported a population of 4,446 people. The change is inferred from the resident population of 4,622 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 45 validated new addresses since the Census date. This level of population equates to a density ratio of 3,856 persons per square kilometer, which lies in the top 10% of national locations assessed by AreaSearch. Busby's 4.9% growth since census positions it within 2.7 percentage points of the state (7.6%), demonstrating competitive growth fundamentals. Population growth for the area was primarily driven by overseas migration that contributed approximately 52.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the NSW State Government's SA2 level projections, as released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are also applied to all areas for years 2032 to 2041. An above median population growth of statistical areas analysed by AreaSearch is projected for the Busby (SA2), with an expected growth of 858 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 15.4% in total over the 17 years.

Residential development activity is slightly higher than average within Busby when compared nationally

AreaSearch analysis of ABS building approval numbers indicates Busby averaged approximately 49 new dwelling approvals per year over the past five financial years, totalling an estimated 245 homes. As of FY-26 to date, 25 approvals have been recorded. Over these five years, an average of 0.1 new residents per year per dwelling constructed has been observed. This suggests that new supply is keeping pace with or exceeding demand, offering ample buyer choice and creating capacity for population growth beyond current forecasts.

The average expected construction cost value of new dwellings in Busby is $222,000, which is below regional norms, reflecting more affordable housing options for purchasers. This financial year has seen $2.9 million in commercial approvals, demonstrating the area's primarily residential nature. Compared to Greater Sydney, Busby records roughly half the building activity per person while it places among the 86th percentile of areas assessed nationally. Recent construction comprises 65.0% standalone homes and 35.0% medium and high-density housing, marking a significant departure from existing housing patterns which are currently 88.0% houses.

This suggests diminishing developable land availability and responding to evolving lifestyle preferences and housing affordability needs. With around 104 people per dwelling approval, Busby shows characteristics of a low density area. According to the latest AreaSearch quarterly estimate, Busby is expected to grow by 721 residents through to 2041. At current development rates, new housing supply should comfortably meet demand, providing good conditions for buyers and potentially supporting growth beyond current population projections.

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

No changes can significantly impact an area's performance like adjustments to local infrastructure, major projects, and planning initiatives. AreaSearch has identified 0 projects that could potentially affect this area. Notable projects include Avala Apartments Miller, Busby Social Housing for Seniors, M5 Motorway Westbound Upgrade, and Bonnyrigg Estate Renewal - Humphries Precinct (Canvas). The following list details those most likely to be relevant.

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The labour market performance in Busby lags significantly behind most other regions nationally

Busby's workforce comprises both white and blue-collar jobs, with manufacturing and industrial sectors prominent. Its unemployment rate was 11.8% in the past year, showing an estimated employment growth of 7.4%.

As of September 2025, 1,518 residents are employed while the unemployment rate is 7.7%, higher than Greater Sydney's 4.2%. Workforce participation is lower at 36.8% compared to Greater Sydney's 60.0%. Major employment sectors include health care & social assistance, retail trade, and transport, postal & warehousing, with the latter being particularly concentrated at 2.3 times the regional average. Conversely, professional & technical jobs are underrepresented at 3.0%, compared to the regional average of 11.5%.

Local employment opportunities appear limited, as indicated by the lower count of Census working population versus resident population. Between September 2024 and September 2025, employment levels increased by 7.4% while labour force rose by 4.7%, reducing unemployment by 2.1 percentage points. In contrast, Greater Sydney recorded employment growth of 2.1%, labour force growth of 2.4%, with unemployment rising slightly by 0.2 percentage points. State-level data as of 25-Nov-25 shows NSW employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%. National forecasts from Jobs and Skills Australia project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Busby's employment mix suggests local employment should increase by approximately 5.9% over five years and 12.6% over ten years, though these are simple weighted extrapolations for illustrative purposes only.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

The median taxpayer income in Busby is $39,884, with an average income of $46,269 according to postcode level ATO data aggregated by AreaSearch for the financial year 2023. This is lower than the national averages of $60,817 median and $83,003 average in Greater Sydney. By September 2025, with an estimated wage growth of 8.86%, these figures would be approximately $43,418 median and $50,368 average. Income data from Census 2021 shows that household, family, and personal incomes in Busby fall between the 2nd and 10th percentiles nationally. In Busby, 28.6% of individuals earn within the $800 - $1,499 range, unlike regional patterns where the dominant income bracket is $1,500 - $2,999 at 30.9%. Housing affordability in Busby is severe, with only 76.2% of income remaining after housing costs, ranking at the 6th percentile nationally.

Busby is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

In Busby, as per the latest Census evaluation, 88.4% of dwellings were houses, with the remaining 11.6% being semi-detached properties, apartments, or other types of dwellings. This compares to Sydney metropolitan area's figures of 90.4% houses and 9.6% other dwellings. Home ownership in Busby stood at 22.5%, closely matching the Sydney metro figure. Dwellings were either mortgaged (24.7%) or rented (52.8%). The median monthly mortgage repayment was $1,800, lower than the Sydney metro average of $2,475 and the Australian national average of $1,863. The median weekly rent in Busby was recorded at $330, significantly below both the Sydney metro figure of $490 and the national average of $375.

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

Family households constitute 76.9% of all households, including 36.0% couples with children, 12.7% couples without children, and 25.4% single parent families. Non-family households account for the remaining 23.1%, with lone person households at 21.1% and group households comprising 1.9%. The median household size is 3.2 people, which is smaller than the Greater Sydney average of 3.4.

Busby faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 11.0%, significantly lower than Greater Sydney's average of 38.0%. Bachelor degrees are the most common at 7.9%, followed by postgraduate qualifications (2.1%) and graduate diplomas (1.0%). Vocational credentials are prevalent, with 30.8% of residents aged 15+ holding them, including advanced diplomas (8.2%) and certificates (22.6%). Educational participation is high at 37.6%, with 14.7% in primary education, 11.9% in secondary education, and 4.7% pursuing tertiary education.

Educational participation is notably high, with 37.6% of residents currently enrolled in formal education. This includes 14.7% in primary education, 11.9% in secondary education, and 4.7% pursuing tertiary education.

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

Transport analysis indicates 21 active transport stops operating within Busby, offering a mix of bus services. These stops are served by 22 individual routes, collectively facilitating 1,176 weekly passenger trips. Transport accessibility is rated excellent, with residents typically situated 154 meters from the nearest stop.

Service frequency averages 168 trips per day across all routes, equating to approximately 56 weekly trips per individual stop.

Health performance in Busby is lower than average with common health conditions somewhat prevalent across the board, though to a considerably higher degree among older age cohorts

Busby faces significant health challenges with common health conditions being somewhat prevalent across all age groups but to a considerably higher degree among older cohorts. Approximately 45% of Busby's total population (~2,114 people) has private health cover, compared to 53.8% in Greater Sydney and the national average of 55.7%. The most common medical conditions are asthma and arthritis, affecting 8.4 and 7.8% of residents respectively, while 69.1% report being completely clear of medical ailments, compared to 77.9% in Greater Sydney.

Busby has a higher proportion of seniors aged 65 and over at 13.8% (643 people) than Greater Sydney's 10.1%. Health outcomes among seniors require more attention than those of the broader population.

Busby is among the most culturally diverse areas in the country based on AreaSearch assessment of a range of language and cultural background related metrics

Busby has a high level of cultural diversity, with 39.3% of its population born overseas and 57.4% speaking a language other than English at home. The predominant religion in Busby is Christianity, accounting for 41.3% of the population. However, Islam is significantly overrepresented, comprising 26.3%, compared to the Greater Sydney average of 12.9%.

Regarding ancestry, the top three groups are Other (21.7%), Australian (16.6%), and English (15.0%). Notably, Lebanese, Samoan, and Serbian ethnicities are overrepresented in Busby at 11.3%, 3.9%, and 1.3% respectively, compared to regional averages of 4.0%, 1.5%, and 1.9%.

Busby hosts a very young demographic, ranking in the bottom 10% of areas nationwide

At age 32 years, Busby's median age is notably younger than Greater Sydney's average of 37 years and significantly lower than Australia's national average of 38 years. Compared to Greater Sydney, Busby has a higher proportion of residents aged 5-14 (17.6%) but fewer residents aged 25-34 (12.0%). This concentration of 5-14 year-olds is well above the national average of 12.2%. Post-2021 Census data indicates that the 15 to 24 age group has increased from 14.8% to 16.4%, while the 55 to 64 cohort has decreased from 12.3% to 11.1%. Demographic projections suggest Busby's age profile will change significantly by 2041, with the 75 to 84 cohort expected to grow by 91%, adding 174 residents to reach a total of 366. Conversely, population declines are projected for the 0 to 4 and 35 to 44 age cohorts.