Affordability ranking · Greater Sydney
By published median house price, the ten cheapest Greater Sydney suburbs are Claymore, Menangle, Warragamba, Willmot, Bidwill, Lethbridge Park, Tregear, Bowen Mountain, Blackett and Airds.
Updated 23 October 2026. Medians for calendar 2025. Ranked from 592 Greater Sydney suburbs.
The ten, in order
Claymore (2559) is about 42 km from the Sydney CBD. The median house price is $685,000, the lowest published median in Greater Sydney. Walk score 2 out of 100. 2,579 people lived there at the 2021 Census, and families with dependants are 76% of households.
Menangle (2568) is about 55 km from the Sydney CBD. The median house price is $705,900, the 2nd lowest published median in Greater Sydney. 1,252 people lived there at the 2021 Census, and families with dependants are 76% of households.
Warragamba (2752) is about 56 km from the Sydney CBD. The median house price is $795,000, the 3rd lowest published median in Greater Sydney. The median is up 0.6% on a year earlier. Walk score 4 out of 100. 1,202 people lived there at the 2021 Census, and families with dependants are 69% of households.
Willmot (2770) is about 41 km from the Sydney CBD. The median house price is $800,000, the 4th lowest published median in Greater Sydney. The median is up 3.2% on a year earlier. 2,382 people lived there at the 2021 Census, and families with dependants are 70% of households.
Bidwill (2770) is about 39 km from the Sydney CBD. The median house price is $818,500, the 5th lowest published median in Greater Sydney. The median is up 7.2% on a year earlier. 4,202 people lived there at the 2021 Census, and families with dependants are 76% of households.
Lethbridge Park (2770) is about 40 km from the Sydney CBD. The median house price is $830,000, the 6th lowest published median in Greater Sydney. The median is up 12.2% on a year earlier. Walk score 6 out of 100. 4,730 people lived there at the 2021 Census, and families with dependants are 69% of households.
Tregear (2770) is about 40 km from the Sydney CBD. The median house price is $837,500, the 7th lowest published median in Greater Sydney. The median is up 11.7% on a year earlier. Walk score 2 out of 100. 3,700 people lived there at the 2021 Census, and families with dependants are 68% of households.
Bowen Mountain (2753) is about 63 km from the Sydney CBD. The median house price is $845,000, the 8th lowest published median in Greater Sydney. The median is down 2.9% on a year earlier. 1,609 people lived there at the 2021 Census, and families with dependants are 84% of households.
Blackett (2770) is about 39 km from the Sydney CBD. The median house price is $846,000, the 9th lowest published median in Greater Sydney. The median is up 10.6% on a year earlier. Walk score 36 out of 100. 3,586 people lived there at the 2021 Census, and families with dependants are 74% of households.
Airds (2560) is about 43 km from the Sydney CBD. The median house price is $851,000, the 10th lowest published median in Greater Sydney. The median is up 16.6% on a year earlier. 3,265 people lived there at the 2021 Census, and families with dependants are 73% of households.
| # | Suburb | Median house price | 12-month change | Km to CBD | Profile |
|---|---|---|---|---|---|
| 1 | Claymore 2559 | $685,000 | – | 42 | View profile → |
| 2 | Menangle 2568 | $705,900 | – | 55 | View profile → |
| 3 | Warragamba 2752 | $795,000 | +0.6% | 56 | View profile → |
| 4 | Willmot 2770 | $800,000 | +3.2% | 41 | View profile → |
| 5 | Bidwill 2770 | $818,500 | +7.2% | 39 | View profile → |
| 6 | Lethbridge Park 2770 | $830,000 | +12.2% | 40 | View profile → |
| 7 | Tregear 2770 | $837,500 | +11.7% | 40 | View profile → |
| 8 | Bowen Mountain 2753 | $845,000 | -2.9% | 63 | View profile → |
| 9 | Blackett 2770 | $846,000 | +10.6% | 39 | View profile → |
| 10 | Airds 2560 | $851,000 | +16.6% | 43 | View profile → |
A dash means the suburb’s own page publishes no figure. “Area” marks an ABS statistical-area median.
Ranks 11 to 15 on the same rule, for a shortlist that runs past the ten.
Common questions
By published median house price, the cheapest Greater Sydney suburbs of 1,000 or more residents are Claymore ($685,000), Menangle ($705,900) and Warragamba ($795,000). Prices are medians of house sales recorded by the NSW Valuer General. A suburb needs five recorded sales in the year before a median is published. A suburb is listed only when its own page publishes the median, and the ranking is drawn from 592 suburbs with one.
No Greater Sydney suburb of 1,000 or more residents has a published median house price under $500,000. The lowest is Claymore at $685,000. Prices are medians of house sales recorded by the NSW Valuer General. A suburb needs five recorded sales in the year before a median is published. A median is the middle sale, so some houses in these suburbs sold for less than it.
Of the ten cheapest Greater Sydney suburbs, eight have a measured 12-month change and seven of those rose. The largest rise was Airds at +16.6%, and the weakest was Bowen Mountain at -2.9%. The change is measured on the same sales as the median for calendar 2025, and a change beyond 25% is left out as a small-sample artefact.
We do not predict which suburbs will boom, and a rise over the last 12 months says what happened, not what will. What we can show is measured. Among the suburbs on this page, the largest measured rises over the last 12 months were Airds (+16.6%), Lethbridge Park (+12.2%) and Tregear (+11.7%). The change is the 12-month movement in the median house price on the same sales as the median, for calendar 2025, and a change beyond 25% is left out as a small-sample artefact. The NSW growth ranking, linked below, lists every suburb with a measured change.
Keep exploring
More Sydney lists
Other cities
Buying a home, the free guide: what you can actually spend, the 2026 schemes for your state, how homes are marketed and sold, and a 12-week plan from pre-approval to keys. Free PDF, in your inbox in 60 seconds.
Get the free buying guide