Thinking about buying your first home in Guildford (2161)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Guildford 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 Guildford a good suburb to buy in 2026?
Guildford (2161) 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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51 min
50 min
12 min
37 min
48 min
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The verdict
Who it is for
Guildford suits buyers who need to stay close to Parramatta but cannot stretch to its prices. At $1,160,000 for a house, it is cheaper than many neighbouring suburbs, and the median age of 31 reflects a young, family-forming community. With 33 childcare services nearby and five primary schools within the postcode, families with young children have practical options. The 91 transport points within 1.6 km suggest reasonable access to trains and buses for commuters.
Who would not love it
The SEIFA decile of 1 out of 10 places Guildford among the most socioeconomically disadvantaged postcodes in New South Wales, and the mean school ICSEA of 919 is well below the national average of 1000. There are no gyms within 1.6 km, only two cafes, and a walkability score in the 35th percentile for Sydney. The First Home Buyer Assistance Scheme does not apply at the median house price, so first home buyers get no stamp duty relief here.
What to verify before you bid
- Flood mapping: the data block flags no flood risk score, but Guildford sits near Duck Creek. Request a Section 10.7 certificate and check Parramatta Council's flood planning maps before bidding on any low-lying block. - Bushfire-prone land: 4.1% of the postcode is designated bushfire-prone. Confirm whether the specific lot you are buying carries a BAL rating, as this affects insurance costs and building requirements. - Rental concentration: with 47% renters and only 49% owner-occupiers, inspect the street-level condition of any strata building carefully and review the owners corporation records for deferred maintenance.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Guildford?
BOCSAR · GUILDFORD 2161
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K6,35112 mo to Dec 2025
VS GREATER SYDNEY−21%Below Sydney average
5-YR TREND (LGA)Parramatta
Within LGA: Parramatta
TOP OFFENCE CATEGORIES
THEFT56%534 reports
ASSAULT25%239 reports
DRUG OFFENCES18%173 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED54%
NON-DOMESTIC46%
Across 228 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 Guildford
37
FairAQI · NSW DCCEEW
17:05 AEST
Parramatta North station · 6.6 km from centroid
12-month median:AQI 31 · Good
Air quality is acceptable but sensitive groups may notice effects.
Pollutants
nearest station
PM2.5i
9.4µg/m³
24-hr avg
PM10i
15.8µg/m³
24-hr avg
NO₂i
1.2pphm
1hr reading
AQI · last 12 months · daily mean
Parramatta North 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 51 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
$550per week
Sep 2025 · 51 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Merrylands2160
$600▲$50
2.4 km away
Fairfield2165
$490▼$60
3.4 km away
Villawood2163
$430▼$120
3.5 km away
Granville2142
$630▲$80
3.7 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 · 2161
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2161. Expected back by Q3 2026.
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Compare Guildford with another suburb
Also in Parramatta
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Parramatta postcodes, or explore the full Parramatta suburb index.
Guildford is the primary suburb with postcode 2161 in New South Wales. In some cases multiple suburbs share the same postcode — Guildford is the main locality.
Which local government area is Guildford in?
Guildford (2161) is located in the Parramatta local government area in New South Wales.
What data does Stickybeak show for Guildford?
Stickybeak shows 16 data cards for Guildford (2161) 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 Guildford flood prone?
Flood risk varies street by street in Guildford. 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 Guildford?
The Schools card on this page lists primary and secondary schools within the catchment area for Guildford (2161), including their NAPLAN performance data and distance from the suburb centre.
Is Guildford (2161) 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 Guildford (2161). Eligibility depends on the purchase price and your individual circumstances.
How is Guildford changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Guildford (2161) using data from NSW Planning, the ATO, and the ABS.
