Thinking about buying your first home in Cabramatta (2166)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Cabramatta 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 Cabramatta a good suburb to buy in 2026?
Cabramatta (2166) 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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The verdict
Who it is for
Cabramatta suits buyers who want genuine walkability and urban density at a unit price well below the Sydney median. At $435,000 for a unit, it is one of the few remaining postcodes where a modest deposit gets you into a suburb with 13 supermarkets, 67 cafes, and 58 transport stops within 1.6 kilometres. The median age of 40 and a culturally established neighbourhood make it a practical fit for singles or couples who prioritise convenience over prestige.
Who would not love it
Families should look carefully before committing. The mean ICSEA of 955 across nine public schools sits below the Sydney average, and the composite Stickybeak grade of C+ with a C- for family liveability reflects real limitations. The SEIFA decile of 1 out of 10 signals concentrated disadvantage, and the safety grade is flagged as insufficient. If school quality and neighbourhood safety are non-negotiable for you, the data here does not support confidence.
What to verify before you bid
- The house median of $1,300,000 is not eligible for the First Home Buyer Assistance Scheme, so confirm your purchase type and price point before assuming any stamp duty relief applies. - Nearly 10% of the postcode sits on bushfire-prone land. Check the specific lot you are buying against the Fairfield LEP bushfire map before exchange. - With a renter share of 47% and 39% of dwellings being flats, strata buildings here carry meaningful turnover. Request two years of owners corporation records and review the sinking fund balance closely.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Cabramatta?
BOCSAR · CABRAMATTA 2166
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K15,11212 mo to Dec 2025
VS GREATER SYDNEY+88%Above Sydney average
5-YR TREND (LGA)Fairfield
Within LGA: Fairfield
TOP OFFENCE CATEGORIES
TRANSPORT REGULATORY OFFENCES59%1,377 reports
THEFT24%550 reports
AGAINST JUSTICE PROCEDURES17%407 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED51%
NON-DOMESTIC49%
Across 160 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 Cabramatta
48
FairAQI · NSW DCCEEW
15:03 AEST
Liverpool station · 5.3 km from centroid
12-month median:AQI 36 · Fair
Air quality is acceptable but sensitive groups may notice effects.
Pollutants
nearest station
PM2.5i
8.3µg/m³
24-hr avg
PM10i
24.0µg/m³
24-hr avg
NO₂i
1.6pphm
1hr reading
AQI · last 12 months · daily mean
Liverpool 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 60 new bond lodgements this quarter.
Rents here are below the Sydney median. That means lower holding costs if you buy and rent out, or more savings while you rent and search.
Median weekly rent · Unit · 2 bed
$430per week
Sep 2025 · 60 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Fairfield2165
$490▲$60
2.7 km away
Villawood2163
$430
3.4 km away
Liverpool2170
$550▲$120
4.9 km away
Bass Hill2197
$850▲$420
5.0 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 · 2166
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2166. Expected back by Q3 2026.
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Compare Cabramatta with another suburb
Also in Fairfield
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Fairfield postcodes, or explore the full Fairfield suburb index.
Cabramatta is the primary suburb with postcode 2166 in New South Wales. In some cases multiple suburbs share the same postcode — Cabramatta is the main locality.
Which local government area is Cabramatta in?
Cabramatta (2166) is located in the Fairfield local government area in New South Wales.
What data does Stickybeak show for Cabramatta?
Stickybeak shows 16 data cards for Cabramatta (2166) 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 Cabramatta flood prone?
Flood risk varies street by street in Cabramatta. 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 Cabramatta?
The Schools card on this page lists primary and secondary schools within the catchment area for Cabramatta (2166), including their NAPLAN performance data and distance from the suburb centre.
Is Cabramatta (2166) 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 Cabramatta (2166). Eligibility depends on the purchase price and your individual circumstances.
How is Cabramatta changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Cabramatta (2166) using data from NSW Planning, the ATO, and the ABS.
