Cabramatta
NSWCabramatta is a declining suburb in NSW with 21,142 residents.
- SAL code
- 10738
- SA2
- 127021511
- Population
- 21,142
Cabramatta, NSW had 21,142 residents at the 2021 Census, with the broader statistical area showing a 2.7% decline over the last five years. The predominant age group is 45-54 years, and the median age sits at 40. Households are most often couples with children, and those with a mortgage repay a median of $1,500 a month. Around 48.2% of homes are owner-occupied, with the largest single tenure being rented at 47.2%. Most dwellings are separate houses, making up 39.0% of the suburb's housing stock. The suburb has 12 parks and reserves mapped within its boundary. Source: ABS Census 2021 and Estimated Resident Population, with amenity counts from state Open Data and OpenStreetMap.
Suburb analysis
Cabramatta, NSW at a glance
Cabramatta is an established south-west Sydney suburb ~30 km from the CBD in Fairfield City, anchored by Australia's largest Vietnamese commercial precinct. Older single-storey houses on standard lots dominate the residential streets, while the town centre carries the daily crowds. The data tiles below cover the demographic baseline; this card adds the live market and lifestyle context.
For homebuyers
Cabramatta's draw is its town centre — Freedom Plaza and the Pai Lau gateway open onto blocks of Vietnamese, Cambodian, and Chinese eateries, fresh-food markets, and arcades that pull weekend crowds from across Sydney. Away from the strip you'll find quieter residential streets of post-war single-storey houses, with Cabravale Park (playgrounds, basketball court, heritage bandstand, war memorials) and a scatter of smaller reserves anchoring local recreation. Cabramatta station sits on the T2/T3/T5 lines with frequent services, and reaching central Sydney takes around 60 minutes by train. Liverpool Westfield is ~6 km west, Fairfield Forum ~3 km north, and the M5 motorway is close for drivers heading to Bankstown or the airport. In short: a culturally distinctive, transit-connected suburb where the town-centre buzz is the headline and the back streets stay residential.
For investors
Cabramatta splits sharply by dwelling type. Median house $1,410,000 against $650/week rent gives a thin ~2.84% gross yield; units sit at $475,000 and $470/week for a much stronger ~5.01% (Your Investment Property January 2026). 12-month house growth +6.42% (quarterly -1.19%); units +9.07% (quarterly +2.59%). 100 house sales in 12 months at 48 days-on-market versus 205 unit sales at 22 days — the unit market is both deeper and faster-moving.
Strengths
- Unit yields ~5.0% with strong 12-month growth (+9.07%) — rare combination at a sub-$500K price point in metro Sydney.
- Deep unit transaction market — 205 sales in 12 months at 22 days-on-market signals active leasing and resale liquidity.
- Heavy-rail station on three Sydney Trains lines plus a magnet town centre underpins long-term tenant demand.
- House capital growth still positive (+6.42% YoY) despite a soft -1.19% quarter.
Trade-offs
- House yields are very thin (~2.84%) at a $1.41M median — negative-gearing territory rather than cashflow.
- House market is slower — 48 days-on-market and only 100 sales/year limits exit flexibility.
- Quarterly house growth turned negative (-1.19%) in the latest period, hinting at near-term softness in the detached segment.
- Tenant pool skews to lower-income migrant households; due diligence on stock condition and management quality matters.
What's coming
Fairfield City Council's 2025/26-2028/29 Delivery Program rolls forward upgrades to the Cabramatta Community Centre, parks, and town-centre beautification works (Q1 2025-26 Quarterly Report). Major events — the Moon Festival and the inaugural National Lion Dancing Competition — continue to position Cabramatta Town Centre as a regional cultural drawcard. The neighbouring Canley Vale / Canley Heights Special Entertainment Precinct lifts the broader corridor.
Bottom line
For homebuyers: a transit-connected, culturally distinctive suburb with affordable detached stock by Sydney standards. For investors: a units-first play on yield and turnover, not detached-house cashflow.
Population
?21,142
Suburb · Census 2021
5-Year Growth
-2.7%
3yr: +2.3% · 10yr: -4.2%
SA2 · 5yr
Household Income
$1,184/wk
Suburb · Census 2021 median
Median Age
40
Suburb · Census 2021
Socio-Economic Index
?1/10
SA2 · more disadvantaged
Unemployment
?5.7%
SA2 · Q4 2025
Schools
5
4 primary, 1 secondary
Hospitals
No data for this suburb
Childcare services
?13
7 long day, 5 OSHC
Parks & green space
?12
Parks, reserves
Transport stops
?50
GTFS stops
Dwelling approvals
No data for this suburb
Median Weekly Rent
Based on NSW rental bond lodgements, aggregated at postcode level. All SALs sharing this postcode show the same median.
Median House Sale Price
Source: state Valuer-General (suburb-level quarterly medians).
→ Calculate stamp duty on this suburb's median price→ Estimate mortgage repayments→ Calculate rental yield (price + median rent)
Safety & Crime
2025 Q4Reported incidents from NSW police. Offence rates may not reflect all crime.
Population over time — Cabramatta - Lansvale (SA2)
ABS publishes annual estimates only at SA2; Cabramatta suburb alone is ~21,142 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 23,497 to 24,260 over 24 years, averaging 0.1% per year.
Schools
3 in suburbSector
3 public
Type
2 primary · 1 secondary
Total enrolment
2,534
Avg per school
845
Government school catchment
Intake zonePrimary
Cabramatta WPS45.3%
- Cabramatta PS 32.6%
- Lansvale PS 10.0%
- Mt Pritchard Est PS 8.1%
- Canley Vale PS 3.7%
- Lansvale EPS 0.2%
- Warwick Farm PS 0.0%
- Canley Hts PS 0.0%
- Marsden Rd PS 0.0%
Secondary
Cabramatta HS70.9%
- Canley Vale HS 21.2%
- Ashcroft HS 7.8%
- Liverpool BHS 0.0%
- Liverpool GHS 0.0%
- Fairvale HS 0.0%
Source: NSW Department of Education — School Intake Zones. Boundaries can be amended without notice; confirm with the school before relying on enrolment.
Profile
Census snapshot
Housing
Public housing 3.4%Mostly detached houses (39%), mixed tenure (48.2% own or mortgage), built for families (43% are 2 bed).
Dwelling mix
Tenure
NSW 33%
Number of bedrooms
Bushfire risk
Source: NSW RFS BFPL via SEED
As of May 2026
Overlap is the percentage of the suburb's land area inside the mapped bushfire polygons. Always verify the exact property address with the relevant authority before making decisions.
Flood risk
This suburb falls outside every flood polygon mapped by the relevant authority. Always confirm at the property address — local conditions and unmapped overlays can still apply.
Overlap is the percentage of the suburb's land area inside the mapped flood polygons. Always verify the exact property address with the relevant authority before making decisions. Source when available: NSW Rural Fire Service (BFPL) and NSW DPHI EPI Flood.
Planning zones
12 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| R2 | ZoneResidential | 50.9% | 2.56 km² |
| R4 | ZoneResidential | 14.9% | 0.75 km² |
| RE2 | ZoneRecreation | 8.6% | 0.43 km² |
| C2 | ZoneEnvironmental | 5.1% | 0.26 km² |
| R3 | ZoneResidential | 4.8% | 0.24 km² |
| SP2 | ZoneSpecial use | 4.2% | 0.21 km² |
| RE1 | ZoneRecreation | 3.3% | 0.17 km² |
| E4 | ZoneEnvironmental | 3.3% | 0.17 km² |
| MU1 | ZoneBusiness | 2.4% | 0.12 km² |
| E2 | ZoneEnvironmental | 1.5% | 0.08 km² |
| SP3 | ZoneSpecial use | 0.7% | 0.03 km² |
| E3 | ZoneEnvironmental | 0.3% | 0.02 km² |
Source: NSW DPHI EPI Land Zoning (ZONE_NSW/2026-04-29/1eccf1a530fa1be5) · As of Apr 2026. Zone boundaries are amended periodically; verify the exact property with the relevant council before relying on permitted use.