Thinking about buying your first home in Parramatta (2150)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Parramatta 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 Parramatta a good suburb to buy in 2026?
Parramatta (2150) 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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47 min
44 min
2 min
26 min
50 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
Parramatta suits younger buyers, median age 32, who want a walkable, well-serviced urban base without paying inner-city prices for a unit. At $680,000 for a median unit, it is one of the more accessible entry points in a SEIFA decile 9 suburb. The walkability score of 95 puts it in the top 10 per cent of Sydney, and 214 cafes, 38 supermarkets, and 89 transport stops within 1.6 kilometres make car-free living genuinely practical.
Who would not love it
Families wanting a house will find slim pickings. Separate houses make up just 8 per cent of dwellings, and the median house price sits at $1,700,000, which is a steep ask for what is largely a flat-dense suburb. The owner-occupier rate of 28 per cent means most neighbours are renters, which affects community stability and building upkeep in strata. If you need a backyard, a quiet street, or a sense of settled neighbourhood, Parramatta will frustrate you.
What to verify before you bid
- The unit median has recorded a -43.3% year-on-year movement across 1,060 sales. Before bidding, obtain a full comparable sales report and confirm whether your specific building or block is tracking with or against that figure. - Stickybeak's safe grade is listed as insufficient. Request a strata inspection report and check the building's cladding status, defect history, and sinking fund balance before exchanging contracts. - First Home Buyer Assistance Scheme stamp duty relief does not apply at the $680,000 unit median. Confirm your exact purchase price against current FHBAS thresholds with a solicitor.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Parramatta?
BOCSAR · PARRAMATTA 2150
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K32,28312 mo to Dec 2025
VS GREATER SYDNEY+302%Above Sydney average
5-YR TREND (LGA)Parramatta
Within LGA: Parramatta
TOP OFFENCE CATEGORIES
THEFT46%2,819 reports
TRANSPORT REGULATORY OFFENCES28%1,733 reports
AGAINST JUSTICE PROCEDURES26%1,559 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED31%
NON-DOMESTIC69%
Across 606 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 Parramatta
32
GoodAQI · NSW DCCEEW
15:17 AEST
Parramatta North station · 2.0 km from centroid
12-month median:AQI 31 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
8.0µg/m³
24-hr avg
PM10i
14.0µg/m³
24-hr avg
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 547 new bond lodgements this quarter.
Rents here are at the higher end for Sydney. Higher holding costs for investors; higher savings pressure for renters.
Median weekly rent · Unit · 2 bed
$700per week
Sep 2025 · 547 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Rydalmere2116
$630▼$70
2.7 km away
Granville2142
$630▼$70
3.0 km away
Merrylands2160
$600▼$100
3.3 km away
Dundas2117
$600▼$100
3.5 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 · 2150
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2150. Expected back by Q3 2026.
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Compare Parramatta 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.
Parramatta is the primary suburb with postcode 2150 in New South Wales. In some cases multiple suburbs share the same postcode — Parramatta is the main locality.
Which local government area is Parramatta in?
Parramatta (2150) is located in the Parramatta local government area in New South Wales.
What data does Stickybeak show for Parramatta?
Stickybeak shows 16 data cards for Parramatta (2150) 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 Parramatta flood prone?
Flood risk varies street by street in Parramatta. 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 Parramatta?
The Schools card on this page lists primary and secondary schools within the catchment area for Parramatta (2150), including their NAPLAN performance data and distance from the suburb centre.
Is Parramatta (2150) 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 Parramatta (2150). Eligibility depends on the purchase price and your individual circumstances.
How is Parramatta changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Parramatta (2150) using data from NSW Planning, the ATO, and the ABS.
