Thinking about buying your first home in Westmead (2145)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Westmead 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 Westmead a good suburb to buy in 2026?
Westmead (2145) 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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58 min
57 min
10 min
37 min
59 min
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The verdict
Who it is for
Westmead suits a younger buyer, median age here is 33, who wants a unit under $600,000 with solid public transport access and reasonable proximity to Parramatta's employment hub. The SEIFA decile of 8 out of 10 signals a relatively advantaged area, and the school network is broad, with a mean ICSEA of 1046 and Girraween High School nearby. At $565,000, units sit within reach for a couple on a combined income close to the suburb's median of $2,144 per week.
Who would not love it
If you are buying a house, the median of $1,635,000 is a serious commitment for a suburb where 76 per cent of dwellings are flats and only 29 per cent of residents own their home. The walkability score sits at the 15th percentile in Sydney, there are no supermarkets and no medical services within 1.6 kilometres, and the lifestyle grade is a C-minus. Families expecting a neighbourhood feel will find the infrastructure does not match the price tag on the house side.
What to verify before you bid
- The bushfire-prone land figure is 9.8 per cent of the postcode. Confirm whether the specific lot you are buying sits within a designated bushfire-prone area on the Parramatta LEP maps before proceeding. - With 309 unit sales recorded and a renter share of 69 per cent, strata buildings here are likely heavily tenanted. Request the strata records and owners corporation meeting minutes to check for deferred maintenance or special levies. - Confirm the nearest supermarket and GP location relative to the specific address, given zero are recorded within 1.6 kilometres.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Westmead?
BOCSAR · WESTMEAD 2145
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K6,95912 mo to Dec 2025
VS GREATER SYDNEY−13%Below Sydney average
5-YR TREND (LGA)Parramatta
Within LGA: Parramatta
TOP OFFENCE CATEGORIES
THEFT60%410 reports
ASSAULT25%172 reports
DRUG OFFENCES15%102 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED46%
NON-DOMESTIC54%
Across 164 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 Westmead
26
GoodAQI · NSW DCCEEW
14:20 AEST
Prospect station · 4.3 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. Based on 387 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
$630per week
Sep 2025 · 387 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Old Toongabbie2146
$600▼$30
2.5 km away
Merrylands2160
$600▼$30
3.5 km away
Wetherill Park2164
$550▼$80
4.6 km away
Northmead2152
$600▼$30
5.0 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 · 2145
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2145. Expected back by Q3 2026.
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Compare Westmead 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.
Westmead is the primary suburb with postcode 2145 in New South Wales. In some cases multiple suburbs share the same postcode — Westmead is the main locality.
Which local government area is Westmead in?
Westmead (2145) is located in the Parramatta local government area in New South Wales.
What data does Stickybeak show for Westmead?
Stickybeak shows 16 data cards for Westmead (2145) 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 Westmead flood prone?
Flood risk varies street by street in Westmead. 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 Westmead?
The Schools card on this page lists primary and secondary schools within the catchment area for Westmead (2145), including their NAPLAN performance data and distance from the suburb centre.
Is Westmead (2145) 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 Westmead (2145). Eligibility depends on the purchase price and your individual circumstances.
How is Westmead changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Westmead (2145) using data from NSW Planning, the ATO, and the ABS.
