Thinking about buying your first home in Acacia Gardens (2763)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Acacia Gardens 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 Acacia Gardens a good suburb to buy in 2026?
Acacia Gardens (2763) 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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80 min
76 min
34 min
51 min
85 min
Approximate off-peak driving times: straight-line distance × a Sydney detour factor at 35 km/h. Real road times will vary. Saved on this device.
The verdict
Who it is for
Acacia Gardens suits established families on solid incomes who want a large, owner-occupied house in a high-socioeconomic postcode. The median household income of $2,796 per week and SEIFA decile of 10 out of 10 reflect a genuinely affluent neighbourhood. Public schooling is a real drawcard, with a mean ICSEA of 1072 across seven local schools. At $1,427,537 for a median house, you need significant borrowing capacity, but the 78% owner-occupier rate signals a stable, committed community.
Who would not love it
First home buyers are locked out entirely. The median house price sits well above the First Home Buyer Assistance Scheme threshold, so no stamp duty relief applies here. The walkability score of 25 puts the suburb in the 24th percentile across Sydney, and within 1.6 kilometres there is one cafe, no medical services, and no gym. If you rely on walking to daily amenities or do not want to drive for every errand, this suburb will frustrate you quickly.
What to verify before you bid
- Confirm whether your specific block falls within the 11.3% of postcode area mapped as bushfire-prone land, and obtain a Section 10.7 certificate before bidding. - The unit median of $974,000 is based on only four sales, making it statistically unreliable. If you are considering a unit, treat that figure with real caution and request comparable sales directly. - Check transport connectivity in detail. The 56 transport stops recorded within 1.6 kilometres sound substantial, but verify frequency and travel times to your workplace before committing.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Acacia Gardens?
BOCSAR · ACACIA GARDENS 2763
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K1,69012 mo to Dec 2025
VS GREATER SYDNEY−79%Below Sydney average
5-YR TREND (LGA)Blacktown
Within LGA: Blacktown
TOP OFFENCE CATEGORIES
THEFT46%23 reports
ASSAULT34%17 reports
MALICIOUS DAMAGE TO PROPERTY20%10 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED65%
NON-DOMESTIC35%
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 Acacia Gardens
29
GoodAQI · NSW DCCEEW
14:24 AEST
Rouse Hill station · 4.9 km from centroid
12-month median:AQI 29 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
7.3µg/m³
24-hr avg
PM10i
14.0µg/m³
24-hr avg
NO₂i
1.2pphm
1hr reading
AQI · last 12 months · daily mean
Rouse Hill 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. Bond count suppressed by DCJ (30 or fewer lodgements this quarter).
Rents here sit around the Sydney middle. A balance of rental stock and owner-occupier demand.
Median weekly rent · Unit · 2 bed
Small sample
$550per week
Sep 2025 · bond count suppressed
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
The Ponds2769
…
2.8 km away
Schofields2762
…
3.4 km away
Stanhope Gardens2768
…
3.9 km away
Doonside2767
…
4.1 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 · 2763
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2763. Expected back by Q3 2026.
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Compare Acacia Gardens with another suburb
Also in Blacktown
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Blacktown postcodes, or explore the full Blacktown suburb index.
Acacia Gardens is the primary suburb with postcode 2763 in New South Wales. In some cases multiple suburbs share the same postcode — Acacia Gardens is the main locality.
Which local government area is Acacia Gardens in?
Acacia Gardens (2763) is located in the Blacktown local government area in New South Wales.
What data does Stickybeak show for Acacia Gardens?
Stickybeak shows 16 data cards for Acacia Gardens (2763) 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 Acacia Gardens flood prone?
Flood risk varies street by street in Acacia Gardens. 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 Acacia Gardens?
The Schools card on this page lists primary and secondary schools within the catchment area for Acacia Gardens (2763), including their NAPLAN performance data and distance from the suburb centre.
Is Acacia Gardens (2763) 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 Acacia Gardens (2763). Eligibility depends on the purchase price and your individual circumstances.
How is Acacia Gardens changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Acacia Gardens (2763) using data from NSW Planning, the ATO, and the ABS.
