The 10 Most Affordable Suburbs to Live in SYDNEY: Reviewed and Ranked in 2024

Finding the most affordable suburb in Sydney is like deciphering a complex puzzle, with varying pieces representing different aspects of living. The primary challenges lie in balancing the cost of housing against the quality of life and grappling with rising living expenses amidst a dynamic real estate market. As a seasoned real estate professional, I have employed a meticulous, multi-faceted approach in evaluating suburbs, ensuring that this guide is a trustworthy compass for Australian couples seeking their ideal home.

10. Auburn – Total Score: 65/100

Auburn, nestled in the heart of Sydney, stands out as a suburb where the allure of affordability harmoniously intersects with a rich tapestry of multicultural vibrancy. 

Scoring Criteria:

  • Housing Affordability: 7/10
  • Cost of Living: 6/10
  • Access to Public Transport: 7/10
  • Education Facilities: 6/10
  • Employment Opportunities: 5/10
  • Safety and Crime Rate: 6/10
  • Healthcare Facilities: 6/10
  • Local Amenities: 7/10
  • Community Spirit: 7/10
  • Future Growth Potential: 8/10

Auburn is a melting pot of cultures, offering a unique and affordable living experience. Its real estate market is diverse, catering to various budgets. The suburb boasts excellent public transport links, making commuting convenient. Educationally, Auburn offers a range of schools, appealing to families. While the employment market is growing, especially in small businesses and retail, it’s the community spirit and cultural festivals that truly define Auburn. The future growth potential is notable, with ongoing developments enhancing its appeal.

Median prices for Auburn, NSW (2144), as of December 2023:

  • Houses – $1,105,500
  • Units – $520,000

House and unit data provided by, https://www.realestate.com.au/nsw/auburn-2144/

Auburn is ideal for couples who cherish cultural diversity and seek a suburb with a strong sense of community. Its affordability, coupled with the ongoing developments, makes it a smart choice for those looking for value in their investment.

9. Penrith – Total Score: 67/100

Penrith, situated on the fringe of Sydney’s bustling urban sprawl, presents a unique amalgamation of suburban tranquillity and urban amenities, creating an ideal living environment for a diverse range of residents. 

Scoring Criteria:

  • Housing Affordability: 8/10
  • Cost of Living: 6/10
  • Access to Public Transport: 6/10
  • Education Facilities: 7/10
  • Employment Opportunities: 6/10
  • Safety and Crime Rate: 6/10
  • Healthcare Facilities: 7/10
  • Local Amenities: 7/10
  • Community Spirit: 7/10
  • Future Growth Potential: 7/10

Penrith is an attractive option for those seeking affordability without straying too far from city comforts. The suburb’s housing market is diverse, providing a range of affordable options. It’s well-serviced by public transport, and educational opportunities are abundant, including Western Sydney University’s campus. Employment prospects are growing, especially in the health and education sectors. The local amenities, including shopping centers and parks, are a highlight, alongside a strong community spirit.

Median prices for Penrith, NSW (2750), as of December 2023:

  • Houses – $858,500
  • Units – $530,000

House and unit data provided by, https://www.realestate.com.au/nsw/penrith-2750/

Penrith is ideal for young families and professionals looking for a balance of affordability, lifestyle, and growth potential. Its combination of natural beauty, community focus, and developing infrastructure makes it an increasingly popular choice.

8. Fairfield – Total Score: 69/100

Fairfield, located in the diverse and dynamic landscape of Sydney, stands out as a prominent hub of affordability and cultural diversity. This suburb is a testament to how diverse cultural backgrounds and affordable living can coalesce to create a vibrant and enriching community.

Scoring Criteria:

  • Housing Affordability: 9/10
  • Cost of Living: 6/10
  • Access to Public Transport: 7/10
  • Education Facilities: 6/10
  • Employment Opportunities: 6/10
  • Safety and Crime Rate: 6/10
  • Healthcare Facilities: 7/10
  • Local Amenities: 7/10
  • Community Spirit: 8/10
  • Future Growth Potential: 7/10

Fairfield stands out for its extremely affordable housing and vibrant multicultural community. The suburb boasts excellent public transport options and a variety of educational institutions. Employment opportunities are diverse, with a strong presence of small and medium-sized businesses. The local amenities, from markets to parks, enhance the living experience, and the suburb is known for its strong sense of community and cultural events.

Median prices for Fairfield, NSW (2165), as of December 2023:

  • Houses – $910,000
  • Units – $415,000

House and unit data provided by, https://www.realestate.com.au/nsw/fairfield-2165/

Fairfield is an excellent choice for couples who value cultural diversity and community engagement, along with the affordability it offers. Its dynamic community and potential for future growth make it an attractive option for those seeking value for money.

7. Granville – Total Score: 71/100

Granville, a suburb in the vibrant expanse of Sydney, masterfully strikes a delicate balance between offering affordability and the perks of urban living. It stands as a beacon for those who seek a lifestyle that is both cost-effective and enriched with the conveniences of city life. 

Scoring Criteria:

  • Housing Affordability: 8/10
  • Cost of Living: 7/10
  • Access to Public Transport: 8/10
  • Education Facilities: 6/10
  • Employment Opportunities: 6/10
  • Safety and Crime Rate: 6/10
  • Healthcare Facilities: 7/10
  • Local Amenities: 7/10
  • Community Spirit: 7/10
  • Future Growth Potential: 9/10

Granville, with its mix of affordable housing and accessibility, is a suburb that catches the eye of many. It excels in public transport, offering easy access to Sydney CBD and surrounding areas. The local schools and TAFE provide good educational opportunities. Employment prospects are bolstered by the suburb’s proximity to Parramatta, a major employment hub. Granville’s community is close-knit, marked by local events and a friendly atmosphere. The suburb is poised for growth, with upcoming infrastructure projects set to enhance its appeal.

Median prices for Granville, NSW (2142), as of December 2023:

  • Houses – $1,020,000
  • Units – $490,000

House and unit data provided by, https://www.realestate.com.au/nsw/granville-2142/

Ideal for young couples and families, Granville represents a suburb where affordability aligns with a lifestyle of convenience and community. Its growth potential makes it an attractive option for those looking to invest in a suburb on the rise.

6. Merrylands – Total Score: 73/100

Merrylands, a suburb nestled in the heart of Sydney, epitomises the perfect balance between affordability and a rich, fulfilling community life. This unique suburb offers residents the chance to enjoy a cost-effective lifestyle without sacrificing the vibrancy and warmth of a closely-knit community. 

Scoring Criteria:

  • Housing Affordability: 8/10
  • Cost of Living: 7/10
  • Access to Public Transport: 7/10
  • Education Facilities: 7/10
  • Employment Opportunities: 6/10
  • Safety and Crime Rate: 7/10
  • Healthcare Facilities: 7/10
  • Local Amenities: 8/10
  • Community Spirit: 8/10
  • Future Growth Potential: 8/10

Merrylands stands out with its affordable housing market and strong community bonds. The suburb is well connected through public transport, enhancing its appeal for daily commuters. Educational facilities, including schools and a nearby university, add to its family-friendly image. Employment opportunities are steadily increasing, particularly in the service and retail sectors. The suburb is well-equipped with healthcare facilities, and local amenities like shopping centers and parks are abundant. Merrylands’ community spirit is vibrant, with various cultural and community events throughout the year.

Median prices for Merrylands, NSW (2160), as of December 2023:

  • Houses – $1,150,500
  • Units – $470,000

House and unit data provided by, https://www.realestate.com.au/nsw/merrylands-2160/

Merrylands is a top choice for families and professionals seeking a suburb that offers affordability without compromising on community and lifestyle. Its balance of amenities and strong community vibe makes it a highly desirable location.

5. Mount Druitt – Total Score: 75/100

Mount Druitt, situated in the broader landscape of Sydney, stands as an exemplar of how a suburb can beautifully blend affordability with burgeoning community growth.

Scoring Criteria:

  • Housing Affordability: 9/10
  • Cost of Living: 7/10
  • Access to Public Transport: 7/10
  • Education Facilities: 6/10
  • Employment Opportunities: 7/10
  • Safety and Crime Rate: 6/10
  • Healthcare Facilities: 8/10
  • Local Amenities: 7/10
  • Community Spirit: 8/10
  • Future Growth Potential: 10/10

Mount Druitt offers an affordable living option, with a strong sense of community and promising growth prospects. Its housing market is notably budget-friendly, catering to a wide range of preferences. The suburb is well-served by public transport, linking residents to major employment hubs. Educational facilities are adequate, with a mix of public and private options. The area has seen a steady rise in employment opportunities, especially in retail and services. Healthcare services are robust, with several clinics and a hospital nearby. The suburb’s community spirit is palpable, with various cultural events and community programs.

Median prices for Mount Druitt, NSW (2770), as of December 2023:

  • Houses – $900,000
  • Units – $412,500

House and unit data provided by, https://www.realestate.com.au/nsw/mount-druitt-2770/

Mount Druitt is an excellent fit for families and individuals seeking affordability coupled with a strong community foundation. Its rapid development and growth potential make it a suburb with promising future prospects.

4. St Marys – Total Score: 77/100

St Marys, nestled in the heart of Sydney’s bustling metropolis, stands as a shining example of where affordability aligns seamlessly with quality living. This suburb, with its welcoming atmosphere and community-focused ethos, offers residents the rare opportunity to enjoy a high standard of living without the high costs typically associated with city life. 

Scoring Criteria:

  • Housing Affordability: 8/10
  • Cost of Living: 7/10
  • Access to Public Transport: 8/10
  • Education Facilities: 7/10
  • Employment Opportunities: 7/10
  • Safety and Crime Rate: 7/10
  • Healthcare Facilities: 8/10
  • Local Amenities: 8/10
  • Community Spirit: 8/10
  • Future Growth Potential: 9/10

St Marys is an appealing suburb that balances affordable living with quality amenities. Housing here is varied and reasonably priced, attracting a diverse population. The suburb boasts excellent public transport connectivity, making commuting hassle-free. Educational options are plentiful, with several reputable schools. Employment prospects are on the rise, especially with new businesses setting up in the area. St Marys is known for its safety and community-focused atmosphere. The healthcare facilities are commendable, and local amenities like shopping centres, parks, and recreational areas add to the suburb’s charm.

Median prices for St Marys, NSW (2760), as of December 2023:

  • Houses – $842,500
  • Units – $545,000

House and unit data provided by, https://www.realestate.com.au/nsw/st-marys-2760/

St Marys is particularly suited for families and professionals who prioritise affordable living without compromising on lifestyle and community engagement. Its ongoing development and community-centric environment make it a wise choice for long-term settlement.

3. Campbelltown – Total Score: 80/100

Campbelltown, a suburb characterised by its vibrant potential for opportunity and growth, stands out as a beacon for those seeking both personal and professional advancement in Sydney. 

Scoring Criteria:

  • Housing Affordability: 9/10
  • Cost of Living: 7/10
  • Access to Public Transport: 8/10
  • Education Facilities: 7/10
  • Employment Opportunities: 8/10
  • Safety and Crime Rate: 7/10
  • Healthcare Facilities: 8/10
  • Local Amenities: 8/10
  • Community Spirit: 8/10
  • Future Growth Potential: 10/10

Campbelltown stands out as a suburb that harmoniously blends affordability with growth opportunities. The housing market in Campbelltown is among the most affordable in Sydney, with a variety of housing styles available. The suburb is well-connected by public transport, easing daily commutes. It hosts numerous educational institutions, catering to students of all ages. The job market is expanding, particularly in the healthcare and education sectors. Safety and community spirit are high, making it a desirable place for families. The suburb is rich in amenities, from shopping centres to leisure facilities. Campbelltown’s future growth potential is significant, with continuous development enhancing its appeal.

Median prices for St Marys, NSW (2760), as of December 2023:

  • Houses – $842,500
  • Units – $545,000

House and unit data provided by, https://www.realestate.com.au/nsw/st-marys-2760/

Campbelltown is an excellent choice for families, professionals, and first-time homebuyers looking for an affordable suburb with strong growth prospects and a supportive community environment.

2. Parramatta – Total Score: 82/100

Parramatta, often hailed as the affordable heart of Western Sydney, stands as a testament to urban living that harmoniously blends cost-effectiveness with a vibrant city vibe. 

Scoring Criteria:

  • Housing Affordability: 8/10
  • Cost of Living: 7/10
  • Access to Public Transport: 9/10
  • Education Facilities: 8/10
  • Employment Opportunities: 9/10
  • Safety and Crime Rate: 7/10
  • Healthcare Facilities: 8/10
  • Local Amenities: 9/10
  • Community Spirit: 7/10
  • Future Growth Potential: 10/10

Parramatta presents itself as a dynamic and affordable urban center. Its real estate market offers a range of accessible housing options, from modern apartments to traditional homes. Public transport is a strong point, with extensive train and bus networks. The suburb excels in educational facilities, including several high-quality schools and a university campus. Employment opportunities are abundant, particularly in the government and corporate sectors. Parramatta is also well-endowed with healthcare facilities and diverse local amenities, including shopping districts, restaurants, and cultural venues. The suburb’s future growth potential is immense, backed by significant investments in infrastructure and development.

Median prices for Parramatta, NSW (2150), as of December 2023:

  • Houses – $1,600,000
  • Units – $610,000

House and unit data provided by, https://www.realestate.com.au/nsw/parramatta-2150/

Parramatta is perfect for couples and families seeking an urban lifestyle without the exorbitant cost. Its blend of accessibility, amenities, and ongoing development makes it a top choice for those desiring a balance of affordability and urban living.

1. Bankstown – Total Score: 83/100

Bankstown stands out as a gem in Sydney’s urban sprawl, renowned for its affordability coupled with a remarkable display of cultural diversity.

Scoring Criteria:

  • Housing Affordability: 9/10
  • Cost of Living: 8/10
  • Access to Public Transport: 8/10
  • Education Facilities: 8/10
  • Employment Opportunities: 7/10
  • Safety and Crime Rate: 7/10
  • Healthcare Facilities: 8/10
  • Local Amenities: 9/10
  • Community Spirit: 9/10
  • Future Growth Potential: 10/10

Bankstown tops the list as the most affordable suburb in Sydney. It boasts a highly competitive housing market, offering a variety of affordable options for homebuyers. The cost of living is relatively lower compared to other Sydney suburbs. Transportation is convenient, with good train and bus connections. Educationally, Bankstown has a range of quality schools and tertiary institutions. While employment opportunities are diverse, the suburb excels in healthcare and local amenities, including vibrant shopping centres and recreational facilities. The community spirit in Bankstown is strong and welcoming, reflecting its rich cultural diversity. Its future growth potential is outstanding, with ongoing developments set to enhance its appeal further.

Median prices for Parramatta, NSW (2200), as of December 2023:

  • Houses – $1,350,000
  • Units – $500,000

House and unit data provided by, https://www.realestate.com.au/nsw/bankstown-2200/

Bankstown is an ideal suburb for couples and families who prioritise affordability, cultural diversity, and a strong sense of community. Its combination of low living costs, diverse amenities, and promising future developments make it the top choice for affordable living in Sydney.

How I Scored Each Suburb

In this section, you’ll discover the specific criteria used to evaluate and score each suburb, providing insights into their significance and impact on the overall rankings.

Housing Affordability

Housing affordability is crucial as it directly impacts a family’s ability to purchase a home within their budget. A suburb scoring 1 in this criterion would have exorbitantly high property prices, making it nearly inaccessible for average earners. For example, suburbs like Mosman, known for its luxury housing, would score low here. In contrast, a score of 10 represents extremely affordable housing options. A suburb like Minto, offering a range of budget-friendly housing, would score highly on this criterion.

Cost of Living

The cost of living is a vital metric, encompassing expenses like groceries, utilities, and general living costs. A suburb with a score of 1 would have high living expenses, such as Vaucluse, where the cost of basic necessities and services is significantly higher than the average. On the other end, a score of 10 would be a suburb like Campbelltown, where residents enjoy a lower cost of living, making it more affordable overall.

Access to Public Transport

Public transport accessibility is key for daily commuting and connectivity. A score of 1 goes to suburbs with poor public transport options, like Dural, which lacks sufficient public transport facilities. A score of 10 is assigned to suburbs with excellent public transport networks, such as Chatswood, which offers extensive train and bus services.

Education Facilities

Quality and proximity of educational institutions are important for families. A suburb scoring 1 has limited or lower-quality education facilities, such as Mulgoa. In contrast, a suburb like Hornsby, with a range of high-quality schools and easy access to tertiary education, would score 10.

Employment Opportunities

Local employment opportunities can significantly reduce commuting stress and improve quality of life. A score of 1 would be a suburb with limited job prospects, like Riverstone. A high score of 10 would go to suburbs like North Sydney, which hosts a range of businesses and employment opportunities.

Safety and Crime Rate

Safety and low crime rates are fundamental for a comfortable living environment. A suburb with high crime rates like Blackett would score 1. Conversely, a suburb known for its safety and low crime rate, such as Gordon, would achieve a score of 10.

Healthcare Facilities

The availability and quality of healthcare services are essential for resident well-being. A suburb scoring 1 in this area might have scarce healthcare facilities, like Wisemans Ferry. In contrast, a suburb with comprehensive healthcare services, like Randwick, home to major hospitals and specialist clinics, would score 10.

Local Amenities

Local amenities, including shops, parks, and recreational facilities, enhance living standards. A suburb with few amenities, such as Maroota, would score 1. On the other hand, a suburb bustling with amenities, like Bondi Junction, known for its shopping centres, restaurants, and parks, would score 10.

Community Spirit

A strong community spirit contributes to a suburb’s desirability. A suburb with a lack of community engagement, like Menangle, might score 1. A suburb with vibrant community events and active local groups, like Balmain, would score 10.

Future Growth Potential

Future growth potential looks at the likelihood of development and appreciation in property values. A suburb with limited growth prospects, like Oakville, would score 1. In contrast, a suburb with significant planned developments and growth potential, such as Alexandria, would score 10.

Research: A Blend of Data and Local Insights

To compile this comprehensive guide, my approach was multifaceted, involving both quantitative data from reliable sources and qualitative insights gained from personal experiences and local interactions.

The quantitative data was sourced from various reputable websites and government publications. This included real estate market reports from Domain.com.au and Realestate.com.au, providing up-to-date information on housing prices and trends. The Australian Bureau of Statistics (ABS) was instrumental for data on demographics, employment, and crime rates. For insights into local amenities and public transport, I referenced state government resources and local council websites. This data provided a solid, factual foundation for the rankings.

On the qualitative side, I personally visited each suburb, engaging with the local communities to gather on-the-ground insights. In Auburn, I had a coffee at the little quaint cafe like Espresso Warriors, noting the bustling, vibrant atmosphere. In Parramatta, I ate at popular eateries such as Circa, observing the mix of professionals and families enjoying the suburb’s offerings. These experiences were vital in assessing the community spirit and lifestyle quality of each suburb.

I also read and research online, via published information from local council meetings, online forums and community events, for all of the suburbs. This allowed me to gauge the community engagement and future development plans directly from the residents and officials. Walking through the streets, I also visited local parks like the expansive Western Sydney Parklands in Mount Druitt, and shopping in the local markets gave me a feel of the daily life and amenities available.

Finally, I consulted with local real estate agents and residents to gain insights into each suburb’s unique aspects that might not be immediately apparent from data alone. Conversations in local restaurants, cafes, and social settings provided invaluable perspectives on the nuances of each suburb. For instance, discussions with families at the bustling Westfield in Merrylands highlighted the suburb’s family-friendly nature and future growth potential.

In Conclusion

I have meticulously evaluated and ranked the most affordable suburbs in Sydney, providing a detailed guide to assist you in making an informed decision when choosing your next home. Here’s a recap of my top 10 recommendations:

  1. Bankstown – Score (83/100)
  2. Parramatta – Score (82/100)
  3. Campbelltown – Score (80/100)
  4. St Mary’s – Score (77/100)
  5. Mount Druitt – Score (75/100)
  6. Merrylands – Score (73/100)
  7. Granville – Score (71/100)
  8. Fairfield – Score (69/100)
  9. Penrith – Score (67/100)
  10. Auburn – Score (65/100)

Each suburb was rigorously assessed based on a range of criteria, from housing affordability to community spirit, ensuring a comprehensive overview of what each area offers. Whether you’re a family seeking a vibrant, community-focused suburb, or a professional looking for affordability without sacrificing convenience, this list caters to a diverse range of needs and preferences.

Remember, finding the right property in the right suburb is a significant decision. If you need assistance in navigating the complexities of the Sydney property market and finding a suitable home that fits your needs and budget, consider engaging a professional residential buyer’s agent. Their expertise and local knowledge can be invaluable in helping you make the best possible decision for your future home.


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