Busby
Investment Score
72
/100
AI Intelligence Summary
Busby is a culturally diverse suburb in Liverpool Local Government Area, southwestern Sydney, known as one of NSW's most multicultural communities with significant Pacific Islander and Middle Eastern populations. The suburb features predominantly public housing and older brick homes from the 1960s-1980s, making it one of the most affordable areas in the Liverpool region. With a young population where families are the predominant household type and English is not the first language for most residents, Busby offers strong community networks and multicultural festivals. The area is served by Busby Public School and nearby Miller Technology High School, with Crossroads Homemaker Centre providing major retail options. Transport connectivity relies on regular bus services to Liverpool and Campbelltown, with no direct rail connection. Property values show modest growth compared to broader Sydney markets, with limited new development due to existing housing commission properties. The suburb benefits from NBN infrastructure rollout and planned road upgrades, while maintaining competitive rental markets due to affordability factors.
Strengths
- •Exceptional cultural diversity and strong multicultural community
- •Highly affordable housing market with entry-level opportunities
- •Strong community networks and established cultural festivals
- •Good access to retail amenities via Crossroads Homemaker Centre
Opportunities
- •Western Sydney infrastructure development benefits
- •Potential for modest capital growth as area gentrifies
- •Strong rental demand due to affordability factors
- •Cultural tourism and community event development
Considerations
- •Limited direct rail connectivity requiring bus transfers
- •Predominantly older housing stock with limited new development
- •Higher unemployment rates typical of outer suburban areas
- •Perception challenges associated with public housing concentration
Property Market
$485K
+4.2% 1yr
$320K
+3.8% 1yr
$485/wk
$375/wk
42
1.8%
58.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +4.2% | +15.8% | +28.5% |
| Unit | +3.8% | +12.5% | +22.0% |
Rental Yields
House Yield
5.2%
Unit Yield
6.1%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Busby at median house price
Save $16,355
+8% surcharge
$485/wk
Negatively geared
Reduces taxable income
~$142/week
Based on 5.7% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$16,355
After-tax yield
3.17%
Weekly holding cost
$142/wk
10yr CGT (est.)
$66,399
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). Individual circumstances vary. This is general information only and not personal financial advice. Consult your CPA before making investment decisions. Local Knowledge Pty Ltd — Registered Tax Agent.
Demographics
3,200
32
$52K
per annum
68.0%
25.0%
18.0%
8.5%
72.0%
Dwelling Mix
Lifestyle & Community
8
4
1
42.0 km
Nearest Station: Miller Station
Family-oriented lifestyle with emphasis on community connection, cultural celebrations, affordable living, and access to recreational facilities including local parks and community centers supporting diverse cultural groups.
Interested in Busby?
Get a personalised buyer brief with AI-powered property intelligence for this suburb.
Data sourced from multiple sources. Last updated 27 March 2026.