Thinking about buying your first home in Rooty Hill (2766)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Rooty Hill 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 Rooty Hill a good suburb to buy in 2026?
Rooty Hill (2766) 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.
Tick the places you actually go and how often. We'll work out your typical travel time from this suburb, so you can compare suburbs against the trips you really do.
Your typical trip from hereTick a destination below
85 min
82 min
36 min
60 min
86 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
Rooty Hill suits families who need a detached house and cannot stretch to inner or middle-ring prices. At a median of $976,250, it is cheaper than many comparable western Sydney suburbs, and 77% of the housing stock is separate houses. The 19 nearby childcare services are a genuine plus, and 34 parks within 1.6 km give children room to move. A median household income of $2,001 per week suggests buyers here are working hard to make the numbers work.
Who would not love it
Nearly 40% of the postcode sits on bushfire-prone land, and that is not a minor footnote. The SEIFA decile of 4 out of 10 reflects real socioeconomic disadvantage, and the school ICSEA mean of 975 sits below the national average of 1,000. Walkability scores in the 40th percentile for Sydney mean you will be car-dependent for most daily tasks. If you are prioritising school quality, neighbourhood amenity, or low environmental risk, the data here does not support the price.
What to verify before you bid
- Confirm whether the specific block you are buying sits within the bushfire-prone land overlay. At 39.4% of the postcode, the risk is widespread but not universal, and BAL ratings will affect insurance costs and building restrictions significantly. - Check the exact FHBAS eligibility status at $976,250, as the data flags only partial concession at the median house price, meaning you may not receive the full stamp duty benefit you are counting on. - Visit the single local secondary school and request its NAPLAN results directly, given the composite family grade of D+ and a below-average ICSEA score.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Rooty Hill?
BOCSAR · ROOTY HILL 2766
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K5,18112 mo to Dec 2025
VS GREATER SYDNEY−35%Below Sydney average
5-YR TREND (LGA)Blacktown
Within LGA: Blacktown
TOP OFFENCE CATEGORIES
THEFT52%260 reports
ASSAULT28%142 reports
INTIMIDATION, STALKING AND HARASSMENT20%100 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED61%
NON-DOMESTIC39%
Across 140 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 Rooty Hill
26
GoodAQI · NSW DCCEEW
13:47 AEST
Prospect station · 6.8 km from centroid
12-month median:AQI 33 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
6.0µg/m³
24-hr avg
PM10i
13.0µg/m³
24-hr avg
NO₂i
2.1pphm
1hr reading
AQI · last 12 months · daily mean
Prospect 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 · House · 2 bed
Small sample
$520per week
Sep 2025 · bond count suppressed
Quarterly trend · last 12 quarters
Not enough quarterly data to show a trend for this selection.
Nearby suburbs · same combination
Doonside2767
$550▲$30
3.2 km away
Hassall Grove2761
$500▼$20
3.6 km away
Mount Druitt2770
$470▼$50
4.2 km away
Blacktown2148
$560▲$40
5.3 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 · 2766
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2766. Expected back by Q3 2026.
Get one email when Rooty Hill's prices, FHB eligibility, or strata health change. No newsletter, no upsell, unsubscribe with one click.
Your email is used only for this notification. Unsubscribe in one click.
Compare Rooty Hill with another suburb
Also in Blacktown
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Blacktown postcodes, or explore the full Blacktown suburb index.
Rooty Hill is the primary suburb with postcode 2766 in New South Wales. In some cases multiple suburbs share the same postcode — Rooty Hill is the main locality.
Which local government area is Rooty Hill in?
Rooty Hill (2766) is located in the Blacktown local government area in New South Wales.
What data does Stickybeak show for Rooty Hill?
Stickybeak shows 16 data cards for Rooty Hill (2766) 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 Rooty Hill flood prone?
Flood risk varies street by street in Rooty Hill. 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 Rooty Hill?
The Schools card on this page lists primary and secondary schools within the catchment area for Rooty Hill (2766), including their NAPLAN performance data and distance from the suburb centre.
Is Rooty Hill (2766) 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 Rooty Hill (2766). Eligibility depends on the purchase price and your individual circumstances.
How is Rooty Hill changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Rooty Hill (2766) using data from NSW Planning, the ATO, and the ABS.
