Suburb guide · Strathfield council area
Mortgage broker for Homebush West (2140) home buyers
Homebush West had 9,108 residents at the 2021 Census and 68.2% were born overseas, most often in India (1,561), with Nepal third (1,113). Flats and apartments make up 92.4% of occupied homes, and the median strata sale in postcode 2140 was $655,000 in January to March 2026. We don't have an office in Homebush West. Sulav Adhikari works with buyers here by phone or video, from the first conversation to settlement.
On this page
Homebush West in numbers
- Residents
- 9,1083,243 occupied homesABS Census 2021
- Born overseas
- 68.2%Top birthplaces: India, China, NepalABS Census 2021
- Born in Nepal
- 1,11312.2% of residentsABS Census 2021
- Speak Nepali at home
- 1,14112.5% of residentsABS Census 2021
- Arrived 2016 to 2021
- 27%2,462 people born overseasABS Census 2021
- Median age
- 312.6 people per householdABS Census 2021
- Median household income
- $1,952/wk$101,504 a yearABS Census 2021
- Households renting
- 60.9%27.2% mortgage, 8.7% owned outrightABS Census 2021
- Flats and apartments
- 92.4%5% separate houses, 1.9% semis and townhousesABS Census 2021
- Median rent, new leases
- $720/wkAll dwellings, postcode 2140NSW DCJ, April to June 2026
Homebush West sits entirely within Strathfield council area and covers 1.7 km². Compared with the other suburbs we cover, its Nepal-born count is the 12th-highest of 26 and its share of renters is the third-highest. A median age of 31 makes it one of the younger suburbs we cover, with 2.6 people in the average household. Homebush West shares postcode 2140 with Homebush, so the DCJ sale and rent figures cover the whole postcode, not Homebush West alone. On Census day 16.4% of employed residents took a train to work, even though 32.2% worked from home in the August 2021 lockdown, so normal train use is higher.
Buying costs at Homebush West's median prices
In January to March 2026, the median strata sale (mostly units and townhouses) in postcode 2140 was $655,000 from 121 sales. For houses, the median non-strata sale in Strathfield council area was $2,825,000. DCJ did not publish a house median for postcode 2140 this quarter (10 or fewer sales), so the house column uses the Strathfield council-area median. The step up from the median unit to the median house is $2,170,000. Measured in local incomes ($101,504 a year at the 2021 Census), the median unit is 6.5 times that figure and the median house 27.8 times.
| Item | Median unit | Median house (council area) |
|---|---|---|
| Median sale price | $655,000 | $2,825,000 |
| 5% deposit | $32,750 | $141,250 |
| 10% deposit | $65,500 | $282,500 |
| 20% deposit (no LMI) | $131,000 | $565,000 |
| Transfer duty, standard | $23,662 | $136,662 |
| Transfer duty, first home buyer | $0 | $136,662 |
| Registration fees | $365 | $365 |
| 5% Deposit Scheme cap ($1,500,000) | Under | Over |
| Cash needed, first home buyer, 10% deposit | $65,865 | $419,527 |
- 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: $23,662 of duty becomes nil for an eligible buyer. The median house is over $1,000,000, so no first home concession applies and every buyer pays $136,662 in duty.
The median unit is under the 5% Deposit Scheme cap for Sydney ($1,500,000); the council-area median house is $1,325,000 over it, so a house at that price needs a bigger deposit or LMI.
Try a price other than $655,000 in the NSW stamp duty calculator
Homebush West rents and what they mean for buying
New leases in postcode 2140 had a median rent of $720 a week in April to June 2026, or $37,440 a year, across 369 new bonds. By size, a two-bedroom unit leased for $730 a week and a three-bedroom unit for $860.
At the 2021 Census the median renter here paid $431 a week, and the median household with a mortgage repaid $2,000 a month, 7% more than the median rent. New leases now cost 67% more than the 2021 median, although the two sources measure different things (new bonds against all renters). In 2021, the median rent took 22% of the median household income.
A 5% deposit on the median unit ($32,750) equals about 45 weeks of the current median rent, less than a year of rent. About three in five households rent (60.9%), and only 8.7% own outright.
| Dwelling | Weekly | Yearly | New bonds |
|---|---|---|---|
| All dwellings | $720 | $37,440 | 369 |
| 1-bedroom unit | $635 | $33,020 | 82 |
| 2-bedroom unit | $730 | $37,960 | 215 |
| 3-bedroom unit | $860 | $44,720 | 41 |
| House (all sizes) (small sample) | $710 | $36,920 | 11 to 30 |
- No interest rate is assumed: compare with your own rate in the repayments calculator.
Who we help in Homebush West
Nepali-Australian buyers in Homebush West
Nepali is the home language of 1,141 residents (12.5%), and 1,113 people here were born in Nepal. Common questions here: will a lender accept a gift from parents in Nepal, how is overseas income or savings counted, and what does a deposit in lakh come to in dollars.
Nepali community home loans NPR to AUD converter
Buying soon after you arrive
27% of Homebush West's population, 2,462 people, had arrived in Australia in the five years to 2021. Permanent residents can usually get the same first home concessions as citizens. Temporary residents need FIRB approval, generally can't buy an established home before 30 June 2029, and pay 9% surcharge purchaser duty. The surcharge alone is $58,950 on the median unit. Postcode 2140 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.
Moving from renting to owning
60.9% of households rent, about three in five. On the median unit, a first purchase means $32,750 for a 5% deposit, no transfer duty and a price inside the 5% scheme cap. Three months of steady savings and recent payslips usually matter as much as the deposit itself.
Refinancing an existing loan
27.2% of Homebush West homes are owned with a mortgage, with a median repayment of $24,000 a year in 2021. If your loan is a few years old, or your income or visa status has changed, a review shows whether another lender would treat you better. Refinancing
Apartment purchases
Most buyers here are looking at strata (92.4% of homes are apartments), where the valuation and the building decide how much you can borrow. Get the strata report before you bid and send us the address so we can check lender policy for that building.
Homebush West and its neighbours
The nearest suburb we cover is Homebush, 1.1 km away. One of the five neighbours listed has a lower median unit price than Homebush West's $655,000. Auburn has a larger Nepal-born community (5,009 people).
| Suburb | Distance | Born in Nepal | Median rent | Median unit |
|---|---|---|---|---|
| Homebush West | — | 1,113 | $720/wk | $655,000 |
| Homebush | 1.1 km | 692 | $720/wk | $655,000 |
| Strathfield | 2.1 km | 3,517 | $740/wk | $780,000 |
| Lidcombe | 2.1 km | 1,491 | $780/wk | $807,000 |
| Burwood | 3.7 km | 1,487 | $850/wk | $895,000 |
| Auburn | 4 km | 5,009 | $680/wk | $610,000 |
- Born in Nepal: ABS Census 2021. Rent and unit price: NSW DCJ, latest quarter.
See the Homebush suburb guide, home prices in Strathfield or our Lidcombe guide. All NSW suburb guides
Questions about buying in Homebush West
How much stamp duty would a first home buyer pay on a median Homebush West unit?
None, if you qualify for the First Home Buyers Assistance Scheme: the $655,000 median unit is under the exemption limit. Other buyers pay $23,662. Checked against Revenue NSW on 26 October 2026.
What deposit do I need to buy in Homebush West?
For the median unit ($655,000): $32,750 at 5%, $65,500 at 10% or $131,000 at 20%. The council-area median house needs $565,000 for 20%. Below 20%, expect LMI unless you use the 5% Deposit Scheme or a guarantor.
Can I use the 5% Deposit Scheme in Homebush West?
The median unit ($655,000) is $845,000 under the $1,500,000 cap. The council-area median house ($2,825,000) is $1,325,000 over 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 Homebush West?
That depends on the rate you are offered, so we don't assume one. New leases in postcode 2140 cost a median $37,440 a year; in 2021 the median mortgage here cost $24,000 a year in repayments.
Can I buy in Homebush West on a 491 visa?
Postcode 2140 is outside the designated regional areas, so a 491 holder can't live here under condition 8579. The permanent 191 visa removes that limit.
Buying in Homebush West?
Sulav checks your deposit, income and visa against lender policy for a unit around $655,000, 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: Homebush West (SAL11937)
- ABS Census 2021 tables for SAL11937
- 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