Suburb guide · Blacktown council area
Mortgage broker for Blacktown (2148) home buyers
50,961 people lived in Blacktown at the 2021 Census, about half of them born overseas, most commonly in India and Philippines; 631 were born in Nepal. Most homes are separate houses (65.4%), and the median house in postcode 2148 sold for $1,278,000 in January to March 2026. We don't have an office in Blacktown. Sulav Adhikari works with buyers here by phone or video, from the first conversation to settlement.
On this page
Who lives in Blacktown
- Residents
- 50,96116,495 occupied homesABS Census 2021
- Born overseas
- 50.1%Top birthplaces: India, Philippines, ChinaABS Census 2021
- Born in Nepal
- 6311.2% of residentsABS Census 2021
- Speak Nepali at home
- 7901.6% of residentsABS Census 2021
- Arrived 2016 to 2021
- 13.1%6,677 people born overseasABS Census 2021
- Median age
- 342.9 people per householdABS Census 2021
- Median household income
- $1,774/wk$92,248 a yearABS Census 2021
- Households renting
- 43.4%31.8% mortgage, 21.7% owned outrightABS Census 2021
- Flats and apartments
- 15.8%65.4% separate houses, 18.6% semis and townhousesABS Census 2021
- Median rent, new leases
- $620/wkAll dwellings, postcode 2148NSW DCJ, April to June 2026
Blacktown sits entirely within Blacktown council area and covers 16.06 km². Across our 26 NSW suburb guides it ranks 21st for Nepal-born residents and 18th for household income, at $92,248 a year. The median resident is 34 and the average household has 2.9 people. Only 5.9% of workers used a train on Census day 2021, a lockdown day when 25.9% worked from home.
The cost of buying in Blacktown
In January to March 2026, the median strata sale (mostly units and townhouses) in postcode 2148 was $509,000 from 88 sales, and the median non-strata sale (mostly houses) was $1,278,000 from 114 sales. The step up from the median unit to the median house is $769,000. A median unit costs 5.5 years of the suburb's 2021 median household income of $92,248; a house, 13.9 years.
| Item | Median unit | Median house |
|---|---|---|
| Median sale price | $509,000 | $1,278,000 |
| 5% deposit | $25,450 | $63,900 |
| 10% deposit | $50,900 | $127,800 |
| 20% deposit (no LMI) | $101,800 | $255,600 |
| Transfer duty, standard | $17,092 | $51,697 |
| Transfer duty, first home buyer | $0 | $51,697 |
| Registration fees | $365 | $365 |
| 5% Deposit Scheme cap ($1,500,000) | Under | Under |
| Cash needed, first home buyer, 10% deposit | $51,265 | $179,862 |
- Owner-occupier, established home, every scheme condition met. Cash needed excludes conveyancing and LMI. 2026-27 rules, checked 26 October 2026.
The first home exemption covers the median unit in full: $17,092 of duty becomes nil for an eligible buyer. No first home concession reaches the median house; at that price the duty is $51,697 for everyone.
Unit and house medians both fit under the $1,500,000 5% Deposit Scheme cap, leaving $222,000 of headroom even at the house median.
Try a price other than $509,000 in the NSW stamp duty calculator
Rent in Blacktown compared with buying
A renter signing a new lease in postcode 2148 in April to June 2026 paid a median $620 a week ($32,240 a year); DCJ counted 656 new bonds. By size, a two-bedroom unit leased for $570 a week and a three-bedroom house for $650.
The 2021 Census recorded a median rent of $400 a week and a median mortgage repayment of $2,094 a month, 21% more than the median rent. New leases now cost 55% more than the 2021 median, although the two sources measure different things (new bonds against all renters). That 2021 rent was 23% of a median household's income.
Put another way, 41 weeks of today's median rent would cover a 5% deposit ($25,450) on the median unit. Renters are a large minority here (43.4% of households); 31.8% of homes have a mortgage and 21.7% are owned outright.
| Dwelling | Weekly | Yearly | New bonds |
|---|---|---|---|
| All dwellings | $620 | $32,240 | 656 |
| 1-bedroom unit (small sample) | $460 | $23,920 | 11 to 30 |
| 2-bedroom unit | $570 | $29,640 | 138 |
| 3-bedroom unit (small sample) | $660 | $34,320 | 11 to 30 |
| House (all sizes) | $650 | $33,800 | 425 |
| 3-bedroom house | $650 | $33,800 | 194 |
| 4+ bedroom house | $795 | $41,340 | 96 |
- No interest rate is assumed: compare with your own rate in the repayments calculator.
Where we can help in Blacktown
Recent arrivals and visa holders
6,677 residents (13.1%) arrived in Australia between 2016 and Census night 2021. Your visa changes the numbers: a temporary resident pays 9% surcharge purchaser duty, needs FIRB approval and is generally limited to new homes until 30 June 2029, while a permanent resident is treated much like a citizen. The surcharge alone is $45,810 on the median unit. Postcode 2148 is not a designated regional area, so a 491 or 494 holder bound by condition 8579 can't live here on that visa.
Visa guides: subclass 189, 190, 491, 482.
Refinancing an existing loan
31.8% of Blacktown homes are owned with a mortgage, with a median repayment of $25,128 a year in 2021. Loans taken out before a move to permanent residency are often worth a second look. Refinancing
Buying a house or building new
65.4% of homes are separate houses. The $10,000 First Home Owner (New Homes) Grant is for new homes up to $600,000 (land and build up to $750,000), against a $1,278,000 median house here. Building means a construction loan paid in stages. Construction loans
Blacktown and its neighbours
The nearest suburb we cover is Westmead, 8.5 km away. Every neighbour listed has a higher median unit price than Blacktown's $509,000. Auburn has a larger Nepal-born community (5,009 people).
| Suburb | Distance | Born in Nepal | Median rent | Median unit |
|---|---|---|---|---|
| Blacktown | — | 631 | $620/wk | $509,000 |
| Westmead | 8.5 km | 571 | $680/wk | $600,000 |
| Merrylands | 9.8 km | 947 | $650/wk | $548,000 |
| Parramatta | 10.5 km | 1,672 | $700/wk | $620,000 |
| Granville | 11.6 km | 2,240 | $630/wk | $563,000 |
| Auburn | 14.1 km | 5,009 | $680/wk | $610,000 |
- Born in Nepal: ABS Census 2021. Rent and unit price: NSW DCJ, latest quarter.
See Westmead rents and prices, home prices in Merrylands or home prices in Parramatta. All NSW suburb guides
Common questions from Blacktown
How much stamp duty would a first home buyer pay on a median Blacktown unit?
None, if you qualify for the First Home Buyers Assistance Scheme: the $509,000 median unit is under the exemption limit. Other buyers pay $17,092. Checked against Revenue NSW on 26 October 2026.
What deposit do I need to buy in Blacktown?
For the median unit ($509,000): $25,450 at 5%, $50,900 at 10% or $101,800 at 20%. The median house needs $255,600 for 20%. Below 20%, expect LMI unless you use the 5% Deposit Scheme or a guarantor.
Can I use the 5% Deposit Scheme in Blacktown?
The median unit ($509,000) is $991,000 under the $1,500,000 cap. The median house ($1,278,000) is $222,000 under the $1,500,000 cap. You must be a citizen or permanent resident and a first home buyer.
Is it cheaper to rent or buy in Blacktown?
We can't say without your rate. For scale: a year of median rent on a new lease is $32,240, and 2021 mortgage repayments ran at a median $25,128 a year.
Can I buy in Blacktown on a 491 visa?
Postcode 2148 is outside the designated regional areas, so a 491 holder can't live here under condition 8579. The permanent 191 visa removes that limit.
Your Blacktown numbers, checked
Sulav checks your deposit, income and visa against lender policy for a unit around $509,000, in a 60-minute call by phone or video.
Sources
Data last updated . Census figures are for 2021; DCJ figures are quarterly medians.
- ABS QuickStats 2021: Blacktown (SAL10396)
- ABS Census 2021 tables for SAL10396
- ASGS Edition 3 boundaries
- Rent and Sales Report, sales January to March 2026
- Rent and Sales Report, rents April to June 2026
- Transfer duty rates
- First Home Buyers Assistance Scheme (new or existing home)
- 5% Deposit Scheme price caps
- Regional postcodes (condition 8579)
- Established dwelling ban