Busby

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

As of November 2025, the estimated population of Busby is around 4,646, reflecting an increase of 200 people since the 2021 Census. This growth represents a 4.5% rise from the previous population count of 4,446. The latest estimated resident population (ERP) for Busby, as calculated by AreaSearch following examination of ABS data released in June 2024, stands at 4,623. This figure includes an additional 45 validated new addresses since the Census date. The population density in Busby is approximately 3,839 persons per square kilometer, placing it within the top 10% of national locations assessed by AreaSearch. Since the Census, Busby has experienced a 4.5% growth rate, which is within 2.2 percentage points of the state's growth rate of 6.7%.

This growth was primarily driven by overseas migration contributing approximately 52.0% of overall population gains during recent periods. AreaSearch projects an above median population growth for Busby based on aggregated SA2-level projections. By 2041, the suburb is expected to grow by 860 persons, reflecting a total increase of 16.0% over the 17-year period.

Recent residential development output has been above average within Busby when compared nationally

AreaSearch analysis shows Busby averaging approximately 59 new dwelling approvals per year over the past five financial years, totalling an estimated 298 homes. As of FY-26, 21 approvals have been recorded. This averages to about 0.1 new resident per year per dwelling constructed between FY-21 and FY-25, indicating that supply is keeping pace with or exceeding demand. The average construction value of new dwellings is $222,000, below regional norms, suggesting more affordable housing options.

There have been $1.4 million in commercial approvals this financial year, reflecting the area's residential nature. Compared to Greater Sydney, Busby records around 66% of building activity per person and ranks among the 88th percentile nationally, indicating strong developer confidence. New building activity comprises 66.0% detached dwellings and 34.0% attached dwellings, with a growing mix of townhouses and apartments offering diverse housing options. This shift reflects decreasing availability of developable sites and changing lifestyles. The area has approximately 87 people per dwelling approval, indicating low density.

By 2041, Busby is projected to grow by 743 residents (AreaSearch quarterly estimate). Current construction levels should adequately meet demand, creating favourable conditions for buyers and potentially enabling growth beyond current forecasts.

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

No local infrastructure projects have been identified by AreaSearch as likely to impact the area. Key projects include Avala Apartments Miller, Busby Social Housing for Seniors, M5 Motorway Westbound Upgrade, and Bonnyrigg Estate Renewal - Humphries Precinct.

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

Busby's workforce spans white and blue collar jobs, with manufacturing and industrial sectors prominent. The unemployment rate was 11.8% in the past year, with an estimated employment growth of 7.5%.

As of June 2025, 1,539 residents are employed, while the unemployment rate is 7.6%, higher than Greater Sydney's 4.2%. Workforce participation lags at 36.8% compared to Greater Sydney's 60.0%. Employment is concentrated in health care & social assistance, retail trade, and transport, postal & warehousing. Busby specializes in transport, postal & warehousing with an employment share of 2.3 times the regional level.

Professional & technical jobs are under-represented at 3.0% compared to Greater Sydney's 11.5%. Over the year to June 2025, employment increased by 7.5%, while labour force grew by 5.8%, reducing unemployment by 1.4 percentage points. In contrast, Greater Sydney saw employment grow by 2.6%, labour force expand by 2.9%, and unemployment rise by 0.3 percentage points. National employment forecasts from Sep-22 project a 6.6% growth over five years and 13.7% over ten years. Applying these projections to Busby's employment mix suggests local employment should increase by 5.9% over five years and 12.6% over ten years, though this is a simple extrapolation for illustrative purposes only.

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

Busby's median taxpayer income was $39,884 and average income was $46,269 in financial year 2022, according to AreaSearch's postcode level ATO data. This is lower than the national average, with Greater Sydney having a median income of $56,994 and an average income of $80,856 during the same period. By September 2025, estimated median income in Busby would be approximately $44,913 and average income around $52,104, based on a 12.61% growth in Wage Price Index since financial year 2022. Census 2021 data shows household, family, and personal incomes in Busby all fall between the 2nd and 10th percentiles nationally. In Busby, 28.6% of individuals earn within the $800 - $1,499 range, contrasting with regional levels where the $1,500 - $2,999 bracket leads at 30.9%. Housing affordability pressures are severe in Busby, 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

The dwelling structure in Busby, as per the latest Census data, consisted of 88.4% houses and 11.6% other dwellings such as semi-detached homes, apartments, and 'other' dwellings. This compares to Sydney metropolitan area's 90.4% houses and 9.6% other dwellings. Home ownership in Busby was at 22.5%, similar to the Sydney metro level, with mortgaged dwellings at 24.7% and rented dwellings at 52.8%. The median monthly mortgage repayment in Busby was $1,800, lower than Sydney metro's $2,475. The median weekly rent figure in Busby was recorded as $330, compared to Sydney metro's $490. Nationally, Busby's mortgage repayments are lower than the Australian average of $1,863, while rents are substantially below the national figure 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 23.1%, comprising 21.1% lone person households and 1.9% group households. The median household size is 3.2 people, 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 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 such qualifications, including advanced diplomas (8.2%) and certificates (22.6%). Educational participation is high at 37.6%, comprising primary education (14.7%), secondary education (11.9%), and tertiary education (4.7%).

Busby Public School serves the area with an enrollment of 266 students, operating under varied educational conditions (ICSEA: 901). It focuses exclusively on primary education; secondary options are available in nearby areas. Local school capacity is limited at 5.7 places per 100 residents compared to the regional average of 19.0, leading many families to seek schooling elsewhere.

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

Transport analysis shows 20 active stops operating in Busby, serving a mix of bus routes. These stops are served by 22 individual routes, collectively providing 1,164 weekly passenger trips. Transport accessibility is rated excellent, with residents typically located 154 meters from the nearest stop.

Service frequency averages 166 trips per day across all routes, equating to approximately 58 weekly trips per 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 age cohorts. The rate of private health cover is extremely low at approximately 45% of the total population (~2,105 people), compared to 52.5% across Greater Sydney and the national average of 55.3%. The most common medical conditions in the area are asthma and arthritis, impacting 8.4% and 7.8% of residents respectively, while 69.1% declare themselves completely clear of medical ailments compared to 77.9% across Greater Sydney.

There are 13.8% of residents aged 65 and over (641 people), which is higher than the 10.1% in Greater Sydney. Health outcomes among seniors present some challenges that require more attention than those for 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's cultural diversity ranks high, with 39.3% of residents born abroad and 57.4% speaking a language other than English at home. Christianity is the predominant religion in Busby, accounting for 41.3% of people. Islam is notably overrepresented, comprising 26.3%, compared to Greater Sydney's average of 12.9%.

The top three parental ancestry groups are Other (21.7%), Australian (16.6%), and English (15.0%). Notably, Lebanese (11.3%) and Samoan (3.9%) ethnicities are overrepresented in Busby compared to regional averages of 4.0% and 1.5%, respectively. Serbian ethnicity is also slightly higher than the regional average at 1.3%.

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

Busby's median age is 32 years, which is younger than Greater Sydney's average of 37 years and significantly lower than the national average of 38 years. Compared to Greater Sydney, Busby has a higher percentage 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%. According to post-2021 Census data, the percentage of residents aged 15-24 has grown from 14.8% to 16.4%, while the percentage of residents aged 55-64 has declined from 12.3% to 11.1%. By 2041, demographic modeling suggests that Busby's age profile will change significantly. The 75-84 cohort is projected to grow by 92%, adding 175 residents and reaching a total of 366. Conversely, population declines are projected for the 0-4 and 35-44 cohorts.