Thinking about buying your first home in Willmot (2770)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Willmot 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 Willmot a good suburb to buy in 2026?
Willmot (2770) 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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94 min
91 min
46 min
67 min
95 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
Willmot suits first home buyers who need to stretch their dollar in western Sydney and can accept a working-class neighbourhood in exchange for a detached house. At $775,000, the median sits within First Home Buyer Assistance Scheme eligibility, and the suburb is overwhelmingly separate houses at 86%. The median age of 32 and 43 nearby childcare services suggest young families are already here, and air quality is genuinely good at an AQI of 32.
Who would not love it
The SEIFA decile of 1 out of 10 means this is among the most disadvantaged communities in New South Wales, and that shapes everything from local services to school resourcing. The mean ICSEA of 876 across 21 public schools is well below the national average of 1000. At 58% renters and 39% owner-occupiers, community stability is low. If school quality or neighbourhood amenity matters to your household, the data says look elsewhere. The 19.8% price jump on only 29 sales also warrants caution about how reliable that median is.
What to verify before you bid
- Confirm the specific lot's bushfire-prone land status. Nine point two percent of the postcode is affected, so check your exact parcel against the NSW Rural Fire Service map before proceeding. - The single medical service within 1.6 km is a real gap. Verify GP and specialist access for your household's needs, particularly if you have children or ongoing health requirements. - Request a full contract review noting flood overlays and any Section 10.7 planning certificate restrictions, given the area's infrastructure profile.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Willmot?
BOCSAR · WILLMOT 2770
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K12,00712 mo to Dec 2025
VS GREATER SYDNEY+50%Above Sydney average
5-YR TREND (LGA)Blacktown
Within LGA: Blacktown
TOP OFFENCE CATEGORIES
ASSAULT35%51 reports
INTIMIDATION, STALKING AND HARASSMENT34%50 reports
THEFT31%46 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED69%
NON-DOMESTIC31%
Across 51 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 Willmot
26
GoodAQI · NSW DCCEEW
14:18 AEST
St Marys station · 6.8 km from centroid
12-month median:AQI 32 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
4.5µg/m³
24-hr avg
PM10i
12.8µg/m³
24-hr avg
NO₂i
1.7pphm
1hr reading
AQI · last 12 months · daily mean
St Marys 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 66 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
$470per week
Sep 2025 · 66 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Hassall Grove2761
$500▲$30
2.9 km away
St Marys2760
$483▲$13
3.4 km away
Rooty Hill2766
$520▲$50
4.2 km away
Doonside2767
$550▲$80
5.5 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 · 2770
What’s in the pipeline
NSW Planning Portal feed paused at the source for postcode 2770. Expected back by Q3 2026.
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Compare Willmot 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.
Willmot is the primary suburb with postcode 2770 in New South Wales. In some cases multiple suburbs share the same postcode — Willmot is the main locality.
Which local government area is Willmot in?
Willmot (2770) is located in the Blacktown local government area in New South Wales.
What data does Stickybeak show for Willmot?
Stickybeak shows 16 data cards for Willmot (2770) 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 Willmot flood prone?
Flood risk varies street by street in Willmot. 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 Willmot?
The Schools card on this page lists primary and secondary schools within the catchment area for Willmot (2770), including their NAPLAN performance data and distance from the suburb centre.
Is Willmot (2770) 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 Willmot (2770). Eligibility depends on the purchase price and your individual circumstances.
How is Willmot changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Willmot (2770) using data from NSW Planning, the ATO, and the ABS.
