Ashcroft vs Busby
Busby (median $972,500) is roughly 4% cheaper to buy into than Ashcroft ($1,018,000). Over the past year, Ashcroft (+15.7%) ran 5.2 percentage points ahead of Busby (+10.5%) on house-price growth.
Buying in Ashcroft or Busby?
Selling in Ashcroft? The free selling guide
Ashcroft and Busby side by side
| Measure | Ashcroft | Busby |
|---|---|---|
| Price and market | ||
| Median house | $1,018,000 | $972,500 |
| Median unit | $316,800 | $316,800 |
| House price change, 12 months | +15.7% | +10.5% |
| Renting | ||
| House rent | $650/wk | $650/wk |
| Owner occupied | 43.0% | 45.0% |
| Renter occupied | 51.0% | 51.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 932 | 931 |
| Lifestyle and people | ||
| Walk score | 2 | 8 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 3,634 | 4,446 |
| Median age | 32 | 32 |
| Climate | ||
| Annual rainfall | 770 mm | 770 mm |
| Mean max, January | 29.6°C | 29.6°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Busby scores higher on walkability (2/100 vs 8/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Ashcroft (932) sits above Busby (931).
- For buyers
- Busby is the lower entry point at $972,500 median, 4% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Investors face a yield-versus-growth split: Busby delivers the better gross yield (3.48% vs 3.32%), but Ashcroft has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
- For families
- Ashcroft edges out on average school ICSEA (932 vs 931).
Ashcroft vs Busby: common questions
Is Ashcroft or Busby cheaper to buy in?
Busby has the lower median house price at $972,500, roughly 4% below Ashcroft ($1,018,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Ashcroft or Busby?
Over the past 12 months, Ashcroft grew +15.7% vs +10.5% in Busby, a gap of 5.2 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Ashcroft or Busby have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Ashcroft scores 932 vs 931 in Busby. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, Ashcroft or Busby?
Busby scores 8/100 on walkability vs 2/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Ashcroft or Busby?
Gross rental yield on houses is 3.48% in Busby vs 3.32% in Ashcroft. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
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