What is the true cost of buying an apartment in Busby?

The median apartment in Busby is $320,000. Including stamp duty ($9,370), strata, council rates, insurance, and mortgage repayments, the true first-year cost is approximately $31,916, or $2,660/month.

What does it really cost to buy a house in Busby?

The median house in Busby is $485,000. True first-year cost including stamp duty ($16,355), rates, insurance, maintenance, and mortgage repayments is approximately $36,949.

What is the vacancy rate in Busby?

Busby currently has a vacancy rate of 1.8%. Properties average 42 days on market.

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True Cost of Buying in Busby

2168 NSW · 42km to CBD

Rising

A decision, not just a search · Busby

Does the lower estimated monthly cost make a property the better buy?

Only under the assumptions entered—and cost is not the whole decision. This model compares scenarios, not lender approval, building condition or personal suitability. Replace defaults with current quotes and documents, then test whether the cost remains manageable when circumstances change.

Questions that could change the answer

Which costs are current supplied figures, and which are model defaults?
What happens to your buffer if interest, repairs or vacancy costs rise?
What finance, contract or inspection condition remains unresolved before an offer?

Evidence to obtain—not yet verified here

Current lender terms and approval conditions, not only a borrowing estimate.
Dated levy notices, rates, insurance quotes and maintenance information.
Contract advice, inspection findings and comparable sales evidence.

Other options: Lower the price limit, compare another property or wait for critical checks. A favourable model result is not a recommendation to make an unconditional offer.

Next action: Re-run the existing calculator with documented inputs, then agree your conditions and walk-away point with the relevant professionals.

When to revisit: Revisit when any input, approval condition, price or property finding changes.

General decision guidance—not a property assessment, personal recommendation or verified client result. Dates on surrounding market content apply to that content, not to checks on your property.

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Market Intelligence

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.

Exceptional cultural diversity and strong multicultural communityHighly affordable housing market with entry-level opportunitiesStrong community networks and established cultural festivalsGood access to retail amenities via Crossroads Homemaker CentreRegular bus transport connections to major centres

Market Snapshot

Median House

$485K

+4.2% 1yr

Median Apartment

$320K

+3.8% 1yr

Median Townhouse

—

Vacancy Rate

1.8%

42 avg DOM

Yield (Apartment)

6.1%

Yield (House)

5.2%

Auction Clearance

58%

Population

3,200

True Cost Breakdown

Based on median prices · 20% deposit · 6.5% interest · 30-year term · Owner-occupier

Apartment

$2,660/mo

Purchase Price

$320,000

Stamp Duty

$9,370

1st Year Total

$31,916

House

$3,079/mo

Purchase Price

$485,000

Stamp Duty

$16,355

1st Year Total

$36,949

Run Your Own Numbers

These are median figures. Plug in the actual property you're looking at to see your real all-in cost — including first-home concessions, investment deductions, or different deposit amounts.

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