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, the suburb of Busby's population is estimated at around 4,615 as of May 2026. This reflects an increase of 169 people (3.8%) since the 2021 Census, which reported a population of 4,446 people. The change is inferred from the resident population of 4,613 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2025 and an additional 45 validated new addresses since the Census date. This level of population equates to a density ratio of 3,814 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. Population growth for the suburb 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. As we examine future population trends, an above median population growth of statistical areas analysed by AreaSearch is projected for the suburb, with a growth of 826 persons expected to 2041 based on aggregated SA2-level projections, reflecting an increase of 17.9% in total over the 16 years.

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

Based on AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, Busby has averaged around 48 new dwelling approvals per year over the past five financial years, totalling an estimated 241 homes. So far in FY-26, 38 approvals have been recorded. On average, 0.5 new residents per year per dwelling constructed have been noted between FY-21 and FY-25, indicating 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, reflecting more affordable housing options compared to regional norms.

This financial year has seen $2.9 million in commercial approvals, demonstrating the area's primarily residential nature. When measured against Greater Sydney, Busby records about 56% of the building activity per person and places among the 85th percentile of areas assessed nationally. Recent construction comprises 66.0% standalone homes and 34.0% medium and high-density housing, showing an expanding range of medium-density options creating a mix of opportunities across price brackets, from traditional family housing to more affordable compact alternatives. This marks a significant departure from existing housing patterns, which are currently at 88.0% houses, suggesting diminishing developable land availability and responding to evolving lifestyle preferences and housing affordability needs.

With around 112 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 824 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 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 (Canvas).

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

Busby's workforce comprises an equal mix of white and blue-collar jobs, with manufacturing and industrial sectors being prominent. The unemployment rate is 12.6%, while employment has grown by 8.4% in the past year, according to AreaSearch statistics. As of December 2025, 1,559 residents are employed, but the unemployment rate stands at 8.4%, higher than Greater Sydney's 4.2%.

Workforce participation is lower, at 50.8% compared to Greater Sydney's 68.8%. About 19.1% of residents work from home, though Covid-19 lockdowns may have influenced this figure. The dominant employment sectors are 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 services show lower representation at 3.0% compared to the regional average of 11.5%.

The area appears to offer limited local employment opportunities, as indicated by the ratio of working population to resident population. Between December 2024 and December 2025, employment levels increased by 8.4%, while labour force grew by 6.3%, leading to a decrease in unemployment by 1.7 percentage points. In contrast, Greater Sydney recorded employment growth of 2.2% and a marginal rise in unemployment. Jobs and Skills Australia's national employment forecasts from May-25 suggest that Busby's employment should increase by 5.9% over five years and 12.6% over ten years, based on industry-specific projections applied to the local employment mix.

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, and the average is $46,269. This data is from AreaSearch's aggregation of postcode level ATO figures for financial year 2023. Compared to national averages, Greater Sydney has a median income of $60,817 and an average of $83,003. By March 2026, estimates based on Wage Price Index growth suggest the median will be approximately $44,000 and the average around $51,044. In Busby, incomes according to Census 2021 fall between the 2nd and 10th percentiles nationally for households, families, and individuals. Income distribution shows 28.6% of residents earning between $800 - $1,499, differing from regional patterns where $1,500 - $2,999 is dominant at 30.9%. Housing affordability pressures are 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 a higher proportion of rental properties than the broader region

The dwelling structure in Busby, as per the latest Census, consisted of 88.4% houses and 11.6% other dwellings including semi-detached properties, apartments, and 'other' dwellings. In contrast, Sydney metro had 55.9% houses and 44.1% other dwellings. Home ownership in Busby stood at 22.5%, with mortgaged dwellings at 24.7% and rented ones at 52.8%. The median monthly mortgage repayment was $1,800, lower than Sydney metro's average of $2,427. The median weekly rent in Busby was recorded at $330, significantly below Sydney metro's figure of $470. Nationally, Busby's mortgage repayments were lower than the Australian average of $1,863, while rents were substantially below the national figure of $375.

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

Family households account for 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 constitute 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, larger than the Greater Sydney average of 2.7.

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, with 37.6% currently enrolled in formal education.

This includes primary education (14.7%), secondary education (11.9%), and tertiary education (4.7%).

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

Public transport analysis shows 21 active bus stops operating within Busby. These stops are served by 22 different routes, providing a total of 1,176 weekly passenger trips. Transport accessibility is rated excellent, with residents typically located 154 meters from the nearest stop. Most residents commute outward due to its residential nature. Car remains the dominant mode at 86%, followed by bus at 7% and train at 5%. Vehicle ownership averages 1.2 per dwelling.

According to the 2021 Census, 19.1% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 168 trips per day across all routes, equating to approximately 56 weekly trips per individual stop.

Health performance in Busby is well below average with a range of health conditions having marked impacts on both younger and older age cohorts

AreaSearch's health assessment for Busby shows significant issues based on mortality rates and chronic condition prevalence. Multiple health conditions impact both younger and older age groups. Private health cover is extremely low at approximately 45% of the total population (~2,091 people), compared to Greater Sydney's 59.9% and the national average of 55.7%.

The most common medical conditions are asthma (8.4%) and arthritis (7.8%), while 69.1% claim to be free from ailments, compared to 74.6% in Greater Sydney. Working-age residents have a higher prevalence of chronic health conditions. Busby has 14.3% of residents aged 65 and over (659 people), lower than Greater Sydney's 15.5%. Health outcomes among seniors present some challenges, aligning with national rankings for the general 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 population has a high level of cultural diversity, with 39.3% born overseas and 57.4% speaking a language other than English at home. Christianity is the predominant religion in Busby, making up 41.3% of its population. Islam, however, is significantly overrepresented compared to Greater Sydney's average, comprising 26.3%.

The top three 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 2.6% and 0.5%, respectively. Serbian ethnicity is also slightly overrepresented 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 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 (17.2%) but fewer residents aged 25-34 (12.3%). This concentration of 5-14 year-olds is well above the national average of 12.0%. Post-2021 Census data shows that the proportion of residents aged 15 to 24 has grown from 14.8% to 16.5%, while those aged 65 to 74 increased from 6.9% to 8.2%. Conversely, the proportion of residents aged 55 to 64 has declined from 12.3% to 11.2%. Demographic modeling suggests that Busby's age profile will undergo significant changes by 2041. The 75 to 84 cohort is projected to show the strongest growth, increasing by 90% to reach 359 residents. However, population declines are projected for the 0 to 4 and 35 to 44 age cohorts.