Thinking about buying your first home in Box Hill (2765)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Box Hill 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 Box Hill a good suburb to buy in 2026?
Box Hill (2765) 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.
Tick the places you actually go and how often. We'll work out your typical travel time from this suburb, so you can compare suburbs against the trips you really do.
Your typical trip from hereTick a destination below
95 min
90 min
52 min
63 min
102 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
Box Hill suits families with strong household incomes, around $2,881 per week or above, who want a brand-new detached house and are willing to trade urban convenience for space. The median house sits at $1,205,000, and with 99% separate houses and a median age of 31, this is a suburb of young families doing the same thing. School infrastructure is growing fast, with 14 public schools and a mean ICSEA of 1026, which is a solid result for a greenfield area.
Who would not love it
If you rely on walking to anything, Box Hill will frustrate you. A walkability score in the 4th percentile across Sydney means a car is not optional, it is essential. There is one supermarket, one cafe, and no medical services within 1.6 kilometres. The bushfire-prone land figure is the harder concern: 72.7% of the postcode is classified bushfire-prone, which affects insurance costs, building standards, and resale conditions. First home buyers also get no stamp duty relief here, as the median house price sits above the FHBAS threshold.
What to verify before you bid
- Check the specific bushfire attack level (BAL) rating for any lot you are considering, as construction requirements and ongoing insurance premiums vary significantly depending on proximity to vegetation. - Confirm your block's flood and drainage overlay with Hills Shire Council, given this is a rapidly developing greenfield area where stormwater infrastructure may still be catching up to density. - Get a firm quote on home and contents insurance before exchanging contracts, as bushfire-prone classification at this scale routinely produces premiums that surprise buyers.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Box Hill?
BOCSAR · BOX HILL 2765
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K5,62812 mo to Dec 2025
VS GREATER SYDNEY−30%Below Sydney average
5-YR TREND (LGA)Trend unavailableHills Shire
Within LGA: Hills Shire
TOP OFFENCE CATEGORIES
THEFT61%146 reports
INTIMIDATION, STALKING AND HARASSMENT21%51 reports
ASSAULT18%42 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED64%
NON-DOMESTIC36%
Across 42 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 Box Hill
29
GoodAQI · NSW DCCEEW
14:19 AEST
Rouse Hill station · 4.7 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
$525per week
Sep 2025 · bond count suppressed
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Schofields2762
$650▲$125
4.5 km away
The Ponds2769
$880▲$355
6.3 km away
Kellyville2155
$670▲$145
7.4 km away
Quakers Hill2763
$550▲$25
7.9 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 · 2765
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2765. Expected back by Q3 2026.
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Compare Box Hill with another suburb
Also in Hills Shire
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Hills Shire postcodes, or explore the full Hills Shire suburb index.
Box Hill is the primary suburb with postcode 2765 in New South Wales. In some cases multiple suburbs share the same postcode — Box Hill is the main locality.
Which local government area is Box Hill in?
Box Hill (2765) is located in the Hills Shire local government area in New South Wales.
What data does Stickybeak show for Box Hill?
Stickybeak shows 16 data cards for Box Hill (2765) 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 Box Hill flood prone?
Flood risk varies street by street in Box Hill. 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 Box Hill?
The Schools card on this page lists primary and secondary schools within the catchment area for Box Hill (2765), including their NAPLAN performance data and distance from the suburb centre.
Is Box Hill (2765) 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 Box Hill (2765). Eligibility depends on the purchase price and your individual circumstances.
How is Box Hill changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Box Hill (2765) using data from NSW Planning, the ATO, and the ABS.
