Thinking about buying your first home in Abbotsford (2046)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Abbotsford is the right fit. The analysis covers affordability and FHB scheme eligibility, schools and childcare, dealbreakers like flood and bushfire, and how the suburb is changing. Jump between the four sections using the sticky navigation, or scroll through the full analysis below.
Is Abbotsford a good suburb to buy in 2026?
Abbotsford (2046) scores a Stickybeak Grade across safety, family fit, financial picture, and lifestyle. Scroll down for the full 17-card analysis, or use the section navigation to jump to what matters most.
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18 min
18 min
31 min
23 min
24 min
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The verdict
Who it is for
Abbotsford suits established, higher-income buyers who want a quiet, leafy peninsula address on the Parramatta River. The median house price of $3,525,000 puts it firmly out of first home buyer reach, and the median household income of $2,263 per week reflects a well-resourced, older demographic with a median age of 47. The strong SEIFA decile of 10 and solid primary school ICSEA score of 1098 make it reasonable for families with younger children.
Who would not love it
If you need a secondary school nearby, there are none in the postcode. The walkability score of 48 places Abbotsford in the 47th percentile for Sydney, so car dependence is real despite 72 transport stops within 1.6 km. Units have lost 4.8% in value over the past year on a thin sales window, which should give pause to anyone considering that price point. First home buyers are ineligible for stamp duty assistance at either median price.
What to verify before you bid
- The unit median of $1,359,000 has fallen 4.8% year-on-year across 76 sales. Scrutinise strata records, levies, and building condition reports carefully before committing at that price. - With only 2 medical services within 1.6 km and one gym, confirm that the specific amenities you rely on daily are genuinely accessible from the property you are considering. - Check secondary school enrolment zones, as there are no high schools in the postcode and the nearest options will require a commute for teenage children.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Abbotsford?
BOCSAR · ABBOTSFORD 2046
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K2,46712 mo to Dec 2025
VS GREATER SYDNEY−69%Below Sydney average
5-YR TREND (LGA)Canada Bay
Within LGA: Canada Bay
TOP OFFENCE CATEGORIES
THEFT59%45 reports
ASSAULT22%17 reports
MALICIOUS DAMAGE TO PROPERTY18%14 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED59%
NON-DOMESTIC41%
Across 17 assault reports in this window.
DV-flagged assault has risen statewide as reporting has improved. Compare with caution to suburbs whose population has changed materially.
BOCSAR Recorded Criminal Incidents · Updated March 2026 · CC BY 4.0
Air quality
Air quality in Abbotsford
24
GoodAQI · NSW DCCEEW
14:20 AEST
Rozelle station · 3.1 km from centroid
12-month median:AQI 30 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
6.1µg/m³
24-hr avg
PM10i
11.2µg/m³
24-hr avg
NO₂i
1.9pphm
1hr reading
AQI · last 12 months · daily mean
Rozelle station · 365 daily points
Source: NSW DCCEEW Air Quality API↗ (CC BY 4.0). Historical data updated weekly; live readings cached 60 minutes.
Median weekly rent from lodged bonds. Sep 2025. Based on 107 new bond lodgements this quarter.
Rents here are at the higher end for Sydney. Higher holding costs for investors; higher savings pressure for renters.
Median weekly rent · Unit · 2 bed
$780per week
Sep 2025 · 107 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Drummoyne2047
$800▲$20
2.3 km away
Haberfield2045
$1,100▲$320
2.4 km away
Croydon2132
$690▼$90
2.7 km away
Concord2137
$793▲$13
2.8 km away
NSW DCJ Rental Bond Board↗ · Sep 2025 · CC BY. Cells with 10 or fewer bond lodgements are suppressed; cells with 30 or fewer have the bond count suppressed but rent published. Figures are transacted rents, not asking rents.
DEVELOPMENT PIPELINE · NSW PLANNING PORTAL · 2046
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2046. Expected back by Q3 2026.
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Compare Abbotsford with another suburb
Also in Canada Bay
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Canada Bay postcodes, or explore the full Canada Bay suburb index.
Abbotsford is the primary suburb with postcode 2046 in New South Wales. In some cases multiple suburbs share the same postcode — Abbotsford is the main locality.
Which local government area is Abbotsford in?
Abbotsford (2046) is located in the Canada Bay local government area in New South Wales.
What data does Stickybeak show for Abbotsford?
Stickybeak shows 16 data cards for Abbotsford (2046) covering affordability (median sale prices, rental yield, first home buyer eligibility), lifestyle (schools, childcare, walkability, commute times), risk factors (flood zones, bushfire prone land, air quality, traffic volume), and suburb growth signals (development pipeline, price trajectory, demographics).
Is Abbotsford flood prone?
Flood risk varies street by street in Abbotsford. Check the Dealbreakers section on this page for the latest NSW flood zone mapping sourced from official state government data. Always verify at the property level with a Section 10.7 certificate before purchasing.
What are the best schools near Abbotsford?
The Schools card on this page lists primary and secondary schools within the catchment area for Abbotsford (2046), including their NAPLAN performance data and distance from the suburb centre.
Is Abbotsford (2046) eligible for the First Home Buyer scheme?
The First Home Buyer eligibility card on this page shows which NSW and federal government schemes — including the First Home Guarantee, stamp duty exemptions, and the First Home Super Saver scheme — apply to purchases in Abbotsford (2046). Eligibility depends on the purchase price and your individual circumstances.
How is Abbotsford changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Abbotsford (2046) using data from NSW Planning, the ATO, and the ABS.
