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Suburb profile ·Blacktown LGA · NSW ·2763

Nirimba Fields NSW 2763

Nirimba Fields is in Blacktown LGA, NSW, postcode 2763, with population 1,632.

The read

Growth-momentum

The page has enough signal to be useful, but the story is mixed rather than decisive. Use compare mode to pressure-test it against stronger nearby options, then use the calculator if it still makes the shortlist.

$705/wk
Rising
+6.0% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2763 · Jun 2026
$710
$650
Jun 2025Jun 2026
Why it fits

Recent price movement shows visible market momentum. Population movement supports a growth-led read. Transport coverage adds a practical access signal.

What to check

Gross yield looks low for an income-first use case.

Read full evidence → Compare suburb Run calculator
Median house
$1.3M
House median, latest period
↑51.2%YoY D8 vs AU
Median rent
$705/wk
Rent context available
↑6.0%YoY D10 vs AU
Gross yield
2.9%
Low yield band
D9 vs AU
Population
1,632
2K local footprint
D8 vs AU
Schools
1
Matched school context
D1 vs AU
Drive to city
36 min
40.4 km to Sydney CBD · free-flow
Transit to city
79 min
Public transport to Sydney CBD · weekday 8am
Solar
5,600
419 added 12mo · 37MW
Price cycleAt its peak
LowPeak

At / near its all-time high

See trend depth →

Price history

House and unit medians · ABS + state datasets

Houses to Q4'25 · Units to 2023 — house and unit medians are released on separate cycles, so their latest period can differ.

Trend & investor depth

Derived from this suburb's own price, rent and income history
Cycle positionAt its peak
Low · 2020Peak · 2025

At / near its all-time high

Price growth (compound)% per year
3-yr
+11.4%
5-yr
+23.0%
Indicative cashflow-$722/wk (-$37,529/yr) · interest-only @ 6.4%, 80% LVR
Market turnover6.6% of homes traded/yr (37 sales · -15% vs 3-yr avg)
Rent stabilitystable — rents vary ±1.9% around trend (short window, 13 pts)
Value vs advantage+1% vs suburbs of similar SEIFA advantage (decile 8)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investment grade

Composite · growth · yield · stability
Bgrade · 67/100 · top 33% of 3,604AU suburbs
Peer distributionstronger than 67% of AU suburbs
WeakerTypicalStronger
Capital growth96
Rental yield51
Stability7
Volatility-27.2ppCycle-2.0

Bar = this suburb's percentile · tick = typical (median) peer · stability drivers signed (+ = steadier)

Relative grade across Australian suburbs, combining qp's capital-growth (multi-year CAGR + cycle timing), rental-yield, and stability (price volatility + cycle + affordability) metrics via a three-pillar property-scoring method with an imbalance penalty. Within-Australia relative, indicative only — not financial advice.

Investor profile

Who invests in Nirimba Fields

Owner-occupied 49%Rented 51%
Investor activityATO
Negatively geared11.3%
2,392 of 3,477 landlords
Avg rental loss$8,283/yr
Landlords (rental income)3,477
Reported capital gains1,313
Investor exposure index(high vs national)87.8/100
The read

Renter-heavy market

47% of homes here are owner-occupied and 50% rented, with 11% of landlords negatively geared.

What to check

50% rented — renter-heavy areas turn over faster and are more exposed to rate moves and investor sentiment. Gross yield 2.9% is thin for a rental-led market.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Mortgage affordability

RBA rate · ABS Census 2021 household income
56%
of household income to service a new loan
12.7 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $6,223/mo vs median rent $3,055/mo (+104% · +$731/wk)

If rates move

At 4.2%: $4,968/mo (-1,254) · at 6.2% (current): $6,223/mo · at 8.2%: $7,597/mo (+1,375)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Higher yield

similar price · cross-LGA

Stronger 5-yr growth

similar price · cross-LGA

More affordable

lower price-to-income

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
9.5x
median home price as a multiple of annual household income
Moderate
Renting
27%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $3,000/mo, while renters pay about $3,055/mo — renting runs $55/mo higher on these medians.

Median price
$1.27M
Household income · yr
$133K
Median rent · wk
$705
Owner mortgage · mo
$3,000
Gross yield
2.9%

Household income

ABS Census · ATO
$133K household · yr+62.2% vs NSW suburb median
Personal
$60K
Family
$142K
Household
$133K
Household income distribution (ABS Census 2021 · weekly)fewer than 20% could service the median house
Under $300
21
$300-649
25
$650-999
36
$1,000-1,499
34
$1,500-1,999
49
$2,000-2,999
146
$3,000-3,999
103
$4,000+
101

Serviceability line: a household needs about $4,787/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 43% of households here would spend more than 30% of income on rent (rent stress line: $2,350/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (532 households)7.1% social housing
Owned outright
4%
Owned with mortgage
43%
Rented
50%
Dwelling structure9.4% of dwellings unoccupied on census night
Separate house
61%
Townhouse / semi
3%
Flat / apartment
34%

Getting to work: 36% drive, 7% public transport, 0% walk or cycle, 52% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total1
Avg ICSEA1126
Students210
Government1
  • Nirimba Fields Public SchoolPrimary · Government · ICSEA 1126

Livability

OSM · GTFS · schools + hospitals
23/ 100 livability index

Top 77% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 23% of Australian suburbs
WeakerTypicalStronger
Everyday access0
Public transport (6 stops)25
Schools & hospitals25

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Crime April 2025 - March 2026
14,118
3,217 per 100k
D5 vs AU

Crime

lga
Rate · per 100k3,217
Total incidents14,118· April 2025 - March 2026
  • Assault4,35567%
  • Sexual Offences98015%
  • Robbery1943%
  • Break And Enter94815%

Development screen

Could a secondary dwelling be worth investigating?

Some supporting context
secondary dwelling / granny flat screening context Medium broad constraint context

Policy position

Official policy reviewed

Permitted in residential zones under the Housing SEPP; may be approved by consent or as complying development when Housing SEPP and Codes SEPP standards are met.

Rental use: Secondary dwelling rental use is allowed as a dwelling use, subject to planning and tenancy rules.

Open official policy source

Separate houses

55.4%

Suburb share of occupied private dwellings recorded as separate houses.

22.1 pp below the state median

State median 77.5% · 1,253 valid suburbs

Residential-zone context

29.8%

Broad suburb sampling only; the property zoning and overlays can differ.

12.5 pp below the state median

State median 42.3% · 1,245 valid suburbs

Rental households

49.8%

Demand context only; it does not establish permission to rent a secondary dwelling.

23.9 pp above the state median

State median 25.9% · 1,253 valid suburbs

Mapped hazards

No mapped bushfire exposure

The staged suburb layer shows no mapped exposure; this is not a property-level clearance. No broad-area layer staged for this suburb.

Approval pathway

Four checks, each with a different evidence threshold.

This is an investigation sequence, not a guarantee that every step applies or that approval will be granted.

  1. 01 Source reviewed

    State policy position

    QuickProperty reviewed the official secondary dwelling / granny flat policy source.

  2. 02 Property dependent

    Planning pathway

    Test consent or complying-development eligibility, including the 450 m² lot marker and all other standards.

  3. 03 Design dependent

    Building approval

    Confirm the building approval route after the design, site classifications, services and construction requirements are known.

  4. 04 Check separately

    Intended use

    Confirm long-term rental, short-stay or family-use rules separately from permission to construct the dwelling.

Property due diligence

Turn the suburb screen into a property checklist.

Every check starts unconfirmed. Progress stays in this browser and suburb evidence never clears an address-level requirement.

0evidence acquired
0evidence missing
0reviews due
0consultant questions

Active record: Nirimba Fields unnamed property

0/14checked
0issues found

Site controls

Lot area and dimensions

Confirm title dimensions, usable site area and any minimum lot threshold.

Status for Lot area and dimensions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Setbacks and site coverage

Test setbacks, private open space, landscaping and maximum site coverage against a concept plan.

Status for Setbacks and site coverage
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Slope and ground conditions

Check survey levels, soil classification, retaining needs and likely earthworks.

Status for Slope and ground conditions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title and planning

Zoning and overlays

Obtain current property-level zoning, overlays and applicable planning controls.

Status for Zoning and overlays
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title, easements and covenants

Review the title for easements, covenants, restrictions and common property.

Status for Title, easements and covenants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Services and access

Sewer and stormwater

Locate assets and connection points, then confirm capacity, clearances and discharge requirements.

Status for Sewer and stormwater
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Power, water and metering

Confirm service routes, upgrade needs and whether separate metering is permitted or practical.

Status for Power, water and metering
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Vehicle access and parking

Test driveway width, gradients, turning, parking and emergency access requirements.

Status for Vehicle access and parking
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Construction constraints

Bushfire exposure

Order an address-level bushfire assessment and determine any BAL construction response.

Status for Bushfire exposure
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Flood and overland flow

Obtain property flood information and check floor levels, flow paths and drainage constraints.

Status for Flood and overland flow
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Wind, corrosion and termite

Confirm site classifications that affect structural design, materials and durability.

Status for Wind, corrosion and termite
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Approval and use

Planning approval pathway

Confirm exemption, complying pathway or permit requirements with the responsible authority.

Status for Planning approval pathway
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Building approval and consultants

Identify required survey, design, engineering, energy, certification and inspection evidence.

Status for Building approval and consultants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Rental and intended use

Confirm occupation, rental, short-stay and family-use rules plus insurance and tax implications.

Status for Rental and intended use
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Nirimba Fields, NSW 2763 · Local browser record

Investigation aid only. Confirm current planning, building, title, service and hazard requirements with qualified professionals and responsible authorities.

Building due diligence

Construction requirements can change by location.

1 broad-area layer staged

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

Bushfire-prone land

No mapped bushfire exposure

About 0.6% of the suburb intersects mapped bushfire-prone land.

May affect: External construction · Roof and wall systems · Openings, screens and decks

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Bushfire exposure

NSW RFS Bush Fire Prone Land
No mapped exposure ~0.6%
~0.6% of the suburb is Bush Fire Prone Land

Estimated exposure to NSW RFS Bush Fire Prone Land (CC BY), point-sampled across the suburb. This shows how much of the suburb sits within the official hazard layer — it is not a Bushfire Attack Level (BAL) rating or a property-level assessment. Obtain a BAL assessment (AS 3959) for an individual property.

Planning zones

NSW Land Zoning (EPI)
Dominant zone Infrastructure
Other 39% Residential 27% Public / Open space 17%
Residential density: Low

Land-use mix estimated by point-sampling the suburb against NSW EPI Land Zoning polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.

Population outlook

ABS projection · Schofields (West) - Colebee SA2 area · 2022 base
11,452 people · 202216,295 by 2032 (+42.3%)

ABS population projection (2022 base) for the Schofields (West) - Colebee SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Nirimba Fields NSW — Property Data and Demographics

Nirimba Fields (postcode 2763) is a small community in New South Wales within the Blacktown local government area. It is home to about 1,632 residents, with a younger, working-age population and a median age of 31. Households earn a median income of $133K per year, with an average household size of 2.9 people. Recent annual estimates show population movement into the broader catchment, with population growth running at +2.2% year-on-year at the LGA level. NSW employment has moved +1.2% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. NSW also had 35 Commonwealth-backed major projects under construction, 17 underway, and 67 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are professionals, clerical & administrative, managers. Employment in the area leans toward healthcare and professional services. The top ancestries reported are Indian, English, Australian.

Nirimba Fields has a median house price of $1.3 million, which has climbed sharply by 51.2% year-on-year. Units have a median price of $1.1 million. The current median weekly rent is $705. This gives a gross rental yield of approximately 2.9%. The median monthly mortgage repayment is $3,000.

Nirimba Fields is served by 1 school, including 1 primary. The average ICSEA score is 1126, which is well above the national average of 1,000. Public transport access includes 6 bus stops. The crime rate in the Blacktown LGA is below average at 3,217 incidents per 100,000 population.

From an investment perspective, The gross rental yield works out to roughly 2.9%, which reads as low yield. Property prices are near the state median ($1.3M/$1.5M). The price-to-income ratio of 9.5x is considered moderate. House prices have moved +51.2% year-on-year. Population growth of +2.2% year-on-year points to strong growth demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield2.9%↓ Low Yield
Price vs State$1.3M/$1.5M· Near Median
Affordability9.5x· Moderate
Price Momentum+51.2%↑ Rising
Pop. Growth+2.2%↑ Strong Growth
Development+0%· Steady
InvestmentNSW
Mortgage · mth$3,000
Rent · wk(Census)$410
Market rent · wk(2026-06)$705
Gross yield1.7%
Price / income9.5x
Sales vol (latest Q)(2025-Q4)5
Population growth · Blacktown LGAABS ERP
Population (2025)449,385
5-year growth+2.8% CAGR
YoY change+2.2%
20012025
Development · Blacktown LGAABS Approvals
Approvals (2026)2,208
Houses 83%Units 17%
YoY change+0%
Employment · Blacktown LGASALM
Unemployment (Dec-25)4.6%
YoY change-0.5pp
Dec-10Dec-25
Property investors · Postcode 2763ATO
Negatively geared11.3%
2,392 of filers
Avg rental loss$8,283/yr
Landlords (rental income)3,477
Reported capital gains1,313
People & prosperity
DemographicsCensus 21
Population1,632
Median age31
Household size2.9
HH income · wk$2,567
Personal income · wk$1,159
Persons / bedroom1
SEIFA indexABS
Advantage (IRSAD)8/10
Education (IEO)9/10
Economic (IER)8/10
Disadvantage (IRSD)10/10
Top occupationsCensus
Professionals301Clerical & Administrative124Managers99Community & Personal Service93Machinery Operators & Drivers66
Top industriesCensus
Healthcare117Professional Services106Finance & Insurance103Transport & Logistics69Public Admin & Safety58
Top ancestryCensus
Indian650English155Australian137Filipino95Chinese35
Area & amenity
TransportGTFS
Bus stops6
Hospitals · Blacktown LGAAIHW
Public2
Private2
Blacktown Hospitalpublic
Mount Druitt Hospitalpublic
Metwest Eye Centreprivate
Minchinbury Community Private Hospitalprivate
Aged care · Blacktown LGAGEN
Facilities21
Residential places2,160
Our Lady Of Consolation Home172 places
Blacktown Terrace Care Community149 places
Marsden Park Care Community148 places
Brother Alberts Home146 places
Minchinbury Manor146 places
Blacktown Nursing Home134 places
+15 more in Blacktown LGA
Childcare · Blacktown LGAACECQA
Services291
Approved places20,513
Exceeding NQS36
Northwest Community Childcare @ Riverbank477 places
Camp Australia - Northbourne Public School OSHC320 places
Northwest Community Childcare @ Melonba313 places
Camp Australia - Caddies Creek Public School OSHC300 places
Ambrose School Age Care, St Joseph's, Schofields258 places
Ambrose School Age Care, Mary Immaculate, Quakers Hill250 places
+285 more in Blacktown LGA
Nearby in Blacktown LGA12
Melonba$1.2M · 1,439Bungarribee$1.3M · 3,177Eastern Creek$1.2M · 874Kings Park$1.3M · 3,476Emerton$900K · 2,295Dean Park$1.1M · 3,180Dharruk$975K · 2,806Acacia Gardens$1.2M · 3,668Willmot$850K · 2,382Grantham Farm$1.2M · 3,669Parklea$1.4M · 3,684Prospect$1.3M · 5,187
Tax calculatorsaustax.tools
Stamp Duty CalculatorNSW ↗Land Tax CalculatorNSW ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
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Sources & freshness
Strong evidence

Nirimba Fields has enough direct local evidence for a first-pass decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
NSW price medians are parser-guarded official records.

Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
NSW Valuer General · 2025-Q4 · Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records
medium stability · automated · every update · weekly
Available
Market rent
NSW Fair Trading · 2026-06 · State market dataset
stable source · automated · every update · monthly
Available
Crime
BOCSAR · April 2025 - March 2026 · Area-level release dataset
medium stability · automated · every update · release-based
Available
Schools
ACARA 2025 · 1 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · 6 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.
Greater Sydney

Nirimba Fields sits in Sydney — explore the metro.

Nirimba Fields FAQ

Common questions
  1. What LGA is Nirimba Fields in?

    Nirimba Fields is in the Blacktown Local Government Area, NSW, postcode 2763. Council-level context for Blacktown LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Nirimba Fields?

    The current median house price in Nirimba Fields, NSW is $1.3M, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in Nirimba Fields?

    The median weekly rent in Nirimba Fields is $705/wk, based on the current market rent dataset. The current rent signal is rent context available.

  4. What does the rent signal say about Nirimba Fields?

    Rent context available: Nirimba Fields has usable rent context. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is Nirimba Fields a good investment?

    QuickProperty's investment signals for Nirimba Fields show: Low Yield, Near Median, Moderate. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for Nirimba Fields?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  7. How often is the Nirimba Fields data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.