Thinking about buying your first home in Ambarvale (2560)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Ambarvale 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 Ambarvale a good suburb to buy in 2026?
Ambarvale (2560) 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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104 min
108 min
83 min
105 min
88 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
Ambarvale suits families who need space and can stretch to $849,000 for a detached house, given that 87% of dwellings are separate houses and the median age sits at 34. The school network is large, with 24 public schools across the postcode and 40 childcare services nearby, most meeting or exceeding national quality standards. If your household income is around the suburb median of $1,431 per week, the numbers are tight but workable, particularly with partial First Home Buyer stamp duty relief available.
Who would not love it
The walkability score of 11 out of 100 places Ambarvale in the 11th percentile across Sydney, so if you rely on walking to daily errands, one supermarket and two cafes within 1.6 kilometres will frustrate you quickly. More seriously, 91.8% of the postcode sits on bushfire-prone land. That is not a minor footnote. Insurance costs, building restrictions, and evacuation planning are real considerations here. The SEIFA disadvantage decile of 1 out of 10 also signals limited local economic resources, which affects long-term amenity investment.
What to verify before you bid
- Obtain a Section 10.7 planning certificate to confirm the specific bushfire attack level (BAL) rating for any property you are considering, as 91.8% bushfire-prone coverage means most lots will carry construction and insurance cost implications. - The unit median of $555,000 rose 38.8% year-on-year from only 16 sales. Verify comparable sales independently before treating that figure as reliable. - Check your insurer's bushfire loading for postcode 2560 before exchange, not after.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Ambarvale?
BOCSAR · AMBARVALE 2560
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K7,43012 mo to Dec 2025
VS GREATER SYDNEY−7%Below Sydney average
5-YR TREND (LGA)Camden
Within LGA: Camden
TOP OFFENCE CATEGORIES
ASSAULT35%113 reports
THEFT35%113 reports
AGAINST JUSTICE PROCEDURES30%95 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED59%
NON-DOMESTIC41%
Across 107 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 Ambarvale
20
GoodAQI · NSW DCCEEW
15:04 AEST
Campbelltown West station · 2.9 km from centroid
12-month median:AQI 27 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
4.9µg/m³
24-hr avg
PM10i
7.8µg/m³
24-hr avg
NO₂i
1.5pphm
1hr reading
AQI · last 12 months · daily mean
Campbelltown West 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 91 new bond 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
$500per week
Sep 2025 · 91 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Claymore2559
…
4.5 km away
Harrington Park2567
…
7.9 km away
Ingleburn2565
…
10.5 km away
Macquarie Fields2564
…
12.3 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 · 2560
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2560. Expected back by Q3 2026.
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Compare Ambarvale with another suburb
Also in Camden
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Camden postcodes, or explore the full Camden suburb index.
Ambarvale is the primary suburb with postcode 2560 in New South Wales. In some cases multiple suburbs share the same postcode — Ambarvale is the main locality.
Which local government area is Ambarvale in?
Ambarvale (2560) is located in the Camden local government area in New South Wales.
What data does Stickybeak show for Ambarvale?
Stickybeak shows 16 data cards for Ambarvale (2560) 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 Ambarvale flood prone?
Flood risk varies street by street in Ambarvale. 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 Ambarvale?
The Schools card on this page lists primary and secondary schools within the catchment area for Ambarvale (2560), including their NAPLAN performance data and distance from the suburb centre.
Is Ambarvale (2560) 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 Ambarvale (2560). Eligibility depends on the purchase price and your individual circumstances.
How is Ambarvale changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Ambarvale (2560) using data from NSW Planning, the ATO, and the ABS.
