Thinking about buying your first home in Engadine (2233)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Engadine 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 Engadine a good suburb to buy in 2026?
Engadine (2233) 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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76 min
82 min
72 min
88 min
57 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
Engadine suits established families who already own property and are trading up within the Sutherland Shire. The $1,400,000 median house price and a household income of $2,303 per week means buyers need solid equity or dual incomes. With 85% owner-occupancy, 79% separate houses, and a median age of 39, this is a settled, family-oriented suburb. School quality is reasonable, with a mean ICSEA of 1055 across nine public schools, and childcare provision is strong.
Who would not love it
First home buyers are locked out at the median house price, and the FHBAS stamp duty concession does not apply here. The walkability score sits at the first percentile in Sydney, with zero supermarkets, cafes, medical services, or gyms within 1.6 kilometres. If you rely on walking to daily amenities, this suburb will frustrate you. Most critically, 86.4% of the postcode sits on bushfire-prone land. That is not a minor footnote. It affects insurance costs, building restrictions, and personal safety.
What to verify before you bid
- Check the specific bushfire attack level (BAL) rating for any property you consider, as 86.4% bushfire-prone land coverage means construction standards and insurance premiums vary significantly lot by lot. - Obtain a current building insurance quote before exchanging contracts, as bushfire-zone properties in this postcode can carry materially higher premiums than comparable homes elsewhere. - Confirm your commute plan in detail, given the near-zero walkability score and the suburb's distance from the Sydney CBD, which typically runs 45 to 55 minutes by train.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Engadine?
BOCSAR · ENGADINE 2233
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K2,11412 mo to Dec 2025
VS GREATER SYDNEY−74%Below Sydney average
5-YR TREND (LGA)Sutherland
Within LGA: Sutherland
TOP OFFENCE CATEGORIES
THEFT42%90 reports
ASSAULT37%79 reports
INTIMIDATION, STALKING AND HARASSMENT21%44 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED58%
NON-DOMESTIC42%
Across 78 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 Engadine
16
GoodAQI · NSW DCCEEW
13:06 AEST
Campbelltown West station · 18.0 km from centroid
12-month median:AQI 27 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
3.9µg/m³
24-hr avg
PM10i
7.7µg/m³
24-hr avg
NO₂i
1.8pphm
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. 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
$650per week
Sep 2025 · bond count suppressed
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Menai2234
…
7.8 km away
Kirrawee2232
…
9.5 km away
Gymea2227
…
10.2 km away
Jannali2226
…
10.8 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 · 2233
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2233. Expected back by Q3 2026.
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Compare Engadine with another suburb
Also in Sutherland
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Sutherland postcodes, or explore the full Sutherland suburb index.
Engadine is the primary suburb with postcode 2233 in New South Wales. In some cases multiple suburbs share the same postcode — Engadine is the main locality.
Which local government area is Engadine in?
Engadine (2233) is located in the Sutherland local government area in New South Wales.
What data does Stickybeak show for Engadine?
Stickybeak shows 16 data cards for Engadine (2233) 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 Engadine flood prone?
Flood risk varies street by street in Engadine. 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 Engadine?
The Schools card on this page lists primary and secondary schools within the catchment area for Engadine (2233), including their NAPLAN performance data and distance from the suburb centre.
Is Engadine (2233) 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 Engadine (2233). Eligibility depends on the purchase price and your individual circumstances.
How is Engadine changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Engadine (2233) using data from NSW Planning, the ATO, and the ABS.
