Thinking about buying your first home in Villawood (2163)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Villawood 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 Villawood a good suburb to buy in 2026?
Villawood (2163) 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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53 min
20 min
43 min
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The verdict
Who it is for
Villawood suits buyers who need a detached house in western Sydney and cannot stretch beyond $1,100,000. The median age of 34 and a reasonable spread of childcare options within 5 km make it plausible for young families, and 27 parks within 1.6 km is a genuine plus for households with children. Air quality is clean at a 12-month median AQI of 31. If you are buying here, you are almost certainly prioritising land and space over suburb prestige or school performance.
Who would not love it
The SEIFA disadvantage decile of 1 out of 10 is the lowest band in NSW, and the two local primary schools average an ICSEA of 915, well below the national midpoint of 1000. There is no secondary school in the postcode. Walkability sits at the 25th percentile for Sydney, there are zero medical services within 1.6 km, and 58% of residents rent, meaning the ownership community is thin. First home buyers get no relief here: the median house price sits outside First Home Buyer Assistance Scheme eligibility.
What to verify before you bid
- Confirm the specific flood and bushfire overlay for any parcel you inspect. Nearly a quarter of the postcode area is mapped as bushfire-prone land, and that figure needs to be checked lot by lot through the Fairfield LEP and NSW Rural Fire Service mapping tools. - With only 44 house sales in the data window, the $1,092,500 median is based on a thin sample. Request comparable sales from the past 12 months directly from the agent and cross-check through NSW Valuer General records before anchoring your offer. - Identify the nearest secondary school and measure the realistic commute for any school-age children, given there is no high school within the postcode.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Villawood?
BOCSAR · VILLAWOOD 2163
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K13,84212 mo to Dec 2025
VS GREATER SYDNEY+73%Above Sydney average
5-YR TREND (LGA)Fairfield
Within LGA: Fairfield
TOP OFFENCE CATEGORIES
THEFT42%264 reports
DRUG OFFENCES38%238 reports
ASSAULT20%124 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED50%
NON-DOMESTIC50%
Across 121 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 Villawood
22
GoodAQI · NSW DCCEEW
13:51 AEST
Lidcombe station · 6.5 km from centroid
12-month median:AQI 31 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
5.3µg/m³
24-hr avg
PM10i
11.0µg/m³
24-hr avg
NO₂i
0.8pphm
1hr reading
AQI · last 12 months · daily mean
Lidcombe 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 are below the Sydney median. That means lower holding costs if you buy and rent out, or more savings while you rent and search.
Median weekly rent · Unit · 2 bed
Small sample
$430per week
Sep 2025 · bond count suppressed
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Bass Hill2197
…
2.1 km away
Fairfield2165
…
3.3 km away
Cabramatta2166
…
3.4 km away
Guildford2161
…
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 · 2163
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2163. Expected back by Q3 2026.
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Compare Villawood with another suburb
Also in Fairfield
Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Fairfield postcodes, or explore the full Fairfield suburb index.
Villawood is the primary suburb with postcode 2163 in New South Wales. In some cases multiple suburbs share the same postcode — Villawood is the main locality.
Which local government area is Villawood in?
Villawood (2163) is located in the Fairfield local government area in New South Wales.
What data does Stickybeak show for Villawood?
Stickybeak shows 16 data cards for Villawood (2163) 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 Villawood flood prone?
Flood risk varies street by street in Villawood. 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 Villawood?
The Schools card on this page lists primary and secondary schools within the catchment area for Villawood (2163), including their NAPLAN performance data and distance from the suburb centre.
Is Villawood (2163) 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 Villawood (2163). Eligibility depends on the purchase price and your individual circumstances.
How is Villawood changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Villawood (2163) using data from NSW Planning, the ATO, and the ABS.
