Thinking about buying your first home in Old 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 Old 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 Old Guildford a good suburb to buy in 2026?
Old 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
Old Guildford suits younger buyers, given the median age of 29, who want a freestanding house in western Sydney and can stretch to $1,280,000. The suburb is overwhelmingly houses at 88% of stock, so it suits families who need space rather than apartment dwellers. With 33 childcare services nearby and five primary schools in the postcode, the infrastructure for young children is present, even if school quality sits at a below-average ICSEA of 919.
Who would not love it
The SEIFA disadvantage decile of 1 out of 10 means this is one of the most socioeconomically disadvantaged postcodes in New South Wales, and the median house price of $1,280,000 sits in sharp tension with a median household income of $1,511 per week. Walkability is poor at the 35th percentile, there are no gyms within 1.6 kilometres, and only two cafes. If you want a walkable, amenity-rich neighbourhood, this is not it. First home buyers are also locked out of the stamp duty concession at this price point.
What to verify before you bid
- The 34.7% year-on-year price movement is based on only 19 sales. Verify comparable sales independently before treating that figure as reliable market evidence. - Unit data rests on just 3 sales with no year-on-year growth figure. If you are considering a unit, treat the $780,000 median as statistically thin. - Check the specific lot against Parramatta Council flood mapping. The data block flags no flood risk directly, but the broader area warrants individual title-level checking. - Confirm bushfire-prone land status for any specific property, as 4.1% of the postcode carries that designation.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Old Guildford?
BOCSAR · OLD GUILDFORD 2161
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K4,13012 mo to Dec 2025
VS GREATER SYDNEY−48%Below Sydney average
5-YR TREND (LGA)Parramatta
Within LGA: Parramatta
TOP OFFENCE CATEGORIES
THEFT60%43 reports
ASSAULT24%17 reports
INTIMIDATION, STALKING AND HARASSMENT17%12 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED47%
NON-DOMESTIC53%
Across 17 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 Old Guildford
33
GoodAQI · NSW DCCEEW
14:18 AEST
Parramatta North station · 6.6 km from centroid
12-month median:AQI 31 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
8.2µg/m³
24-hr avg
PM10i
14.9µg/m³
24-hr avg
NO₂i
2.1pphm
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 Old 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.
Old Guildford is the primary suburb with postcode 2161 in New South Wales. In some cases multiple suburbs share the same postcode — Old Guildford is the main locality.
Which local government area is Old Guildford in?
Old Guildford (2161) is located in the Parramatta local government area in New South Wales.
What data does Stickybeak show for Old Guildford?
Stickybeak shows 16 data cards for Old 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 Old Guildford flood prone?
Flood risk varies street by street in Old 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 Old Guildford?
The Schools card on this page lists primary and secondary schools within the catchment area for Old Guildford (2161), including their NAPLAN performance data and distance from the suburb centre.
Is Old 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 Old Guildford (2161). Eligibility depends on the purchase price and your individual circumstances.
How is Old Guildford changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Old Guildford (2161) using data from NSW Planning, the ATO, and the ABS.
