NSW2046· Pop. 27,288Canada Bay

ABBOTSFORD

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.

Median price

$1,275,000

NSW VG · 2026

Rent yield

3.8%

computed from govt data

Annual growth

-56.6%

annualised from govt data

Vacancy rate

1.8%

modelled estimate

AI insights for ABBOTSFORD

Investment analysis, risks & comparisons

PREMIUM

ABBOTSFORD shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.

Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.

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Median price sourced from NSW VG · 2026 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$920/wk

NSW Fair Trading · Apr 2026

Demand change

+2.6%

annual shift

Yield × growth index

-26.4

combined signal

Net yield (est.)

1.15%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

-5.3%

est. compound, long-run avg

10-yr growth (CAGR)

+7.2%

est. compound, long-run avg

Rental demand

63 / 100

Strong demand

Supply pipeline

Est.

2.8%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$1250k

2021

$1675k

2022

$1628k

2023

$1805k

2024

$2580k

2025

$2938k

2026

$1275k

Source: NSW VG · 2026 · all sources

Market overview

ABBOTSFORD is a metropolitan NSW suburb with moderate capital growth momentum and moderate rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.

Highlights

Metro NSW suburb with strong infrastructure and transport
Rental yield 3.8% with stable tenant demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
Below-average growth — limited capital appreciation signal
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$2,393/wk

$107k taxable p.a.

Renters

33.6%

64.1% owner-occupier

Median age

42.0 yrs

Unemployment

3.7%

Population growth

+4.2% p.a.

Investor-owned

26.0%

of all dwellings (ATO)

Houses

38%

54% apartments

Degree qualified

47.5%

bachelor's or higher (ABS)

Work from home

25.3%

of employed residents (ABS Census)

Median lot size

330 m²

Compact block

Household size

2.3 persons

avg per dwelling (ABS Census)

Short-term rental

16.7%

High Airbnb activity

Market activity

Distance to CBD

7.0 km

Middle ring

Days on market

22 days

Fast-moving market

Auction clearance

59.4%

Balanced market

Walkability

9 / 100

Car-dependent

Coastal proximity

7.0 km

Near coast

NBN technology

HFC

Fast — fibre to node + coaxial

Population density

9,116/km²

Very dense urban

Schools in postcode 2046

🏫4 Primary🎓2 Secondary⭐1 Special

ACARA 2025

🏫Primary (4)

Russell Lea Public School

Government · Yrs K-6

ICSEA 1140

All Hallows Catholic Primary School

Catholic · Yrs K-6

ICSEA 1125

Abbotsford Public School

Government · Yrs K-6

ICSEA 1113

Five Dock Public School

Government · Yrs P-6

ICSEA 1082

🎓Secondary (2)

Rosebank College

Independent · Yrs 7-12

ICSEA 1125

Domremy Catholic College

Catholic · Yrs 7-12

ICSEA 1091

⭐Special (1)

Lucas Gardens School

Government · Yrs U

ICSEA 1057

ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.

Liveability & safety

Safety index

Safe

95/ 100

0.6 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Top tier

1105ICSEA · national avg 1000

7 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

55/ 100

🚆 1 train🚃 3 tram🚌 16 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

low

Source: State GIS flood zone data

🔥

Bushfire risk

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

high

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in ABBOTSFORD

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