What suburb is postcode 2046?

Abbotsford is the primary suburb with postcode 2046 in New South Wales. In some cases multiple suburbs share the same postcode — Abbotsford is the main locality.

Which local government area is Abbotsford in?

Abbotsford (2046) is located in the Canada Bay local government area in New South Wales.

What data does Stickybeak show for Abbotsford?

Stickybeak shows 16 data cards for Abbotsford (2046) covering affordability (median sale prices, rental yield, first home buyer eligibility), lifestyle (schools, childcare, walkability, commute times), risk factors (flood zones, bushfire prone land, air quality, traffic volume), and suburb growth signals (development pipeline, price trajectory, demographics).

Is Abbotsford flood prone?

Flood risk varies street by street in Abbotsford. Check the Dealbreakers section on this page for the latest NSW flood zone mapping sourced from official state government data. Always verify at the property level with a Section 10.7 certificate before purchasing.

What are the best schools near Abbotsford?

The Schools card on this page lists primary and secondary schools within the catchment area for Abbotsford (2046), including their NAPLAN performance data and distance from the suburb centre.

Is Abbotsford (2046) eligible for the First Home Buyer scheme?

The First Home Buyer eligibility card on this page shows which NSW and federal government schemes — including the First Home Guarantee, stamp duty exemptions, and the First Home Super Saver scheme — apply to purchases in Abbotsford (2046). Eligibility depends on the purchase price and your individual circumstances.

Abbotsford 2046 suburb insights

Abbotsford (2046) is a suburb in the Canada Bay local government area in New South Wales. This page brings together 16 data cards on what property buyers actually need to know before committing to Abbotsford: affordability signals including median sale prices, rental yield, and first home buyer eligibility; lifestyle indicators covering school catchments, childcare quality, walkability, and commute times to the CBD; and risk factors including flood zone mapping, bushfire prone land, and air quality. The final section tracks how Abbotsford is changing — new housing supply from the development pipeline, historical price trajectory, and demographic shifts from the ABS Census. All data is sourced from NSW government and federal datasets and updated regularly. Use the section navigation above to jump between Affordability, Lifestyle, Dealbreakers, and Change.

Last refreshed April 2026 (most cards). Per-card sources show exact dates.

All data has limits. See our data caveats.

Can I afford Abbotsford?

Serviceability check

What would a typical mortgage look like in Abbotsford? Based on the suburb median of $1,359,000 (units) and the local median household income.

Monthly repayment

$6,708/mo

6.3% variable · Apr 2026

Repayment-to-income

68.4%

Stretch

Loan assumptions

$1,087,200 loan

20% deposit ($271,800)

30-year P&I

At today's rate, repayments here would eat 68% of the typical local household's gross income. That is out of reach for most buyers.

Repayment burden vs Sydney median income

Abbotsford68.4%

Sydney median income74.8%

30% stress line

Assumes a 20% deposit and a 30-year P&I owner-occupier loan at the current Sydney variable rate. Your actual rate, deposit, and income will differ.

Sources: RBA Table F6 (rate), ABS Census 2021 G02 (income), suburb median sale.

Nearby suburbs with lower medians

Still looking? These suburbs are closer to reach.

Five Dock 2046$1,100,00055% RTI Croydon 2132$810,00041% RTI Concord 2137$1,010,00051% RTI

Based on median prices and a 20% deposit at 6.27% variable.

Can I afford Abbotsford?

Rental market in Abbotsford

Median weekly rent from lodged bonds. Sep 2025. Based on 107 new bond lodgements this quarter.

Rents here are at the higher end for Sydney. Higher holding costs for investors; higher savings pressure for renters.

Median weekly rent · Unit · 2 bed

$780per week

Sep 2025 · 107 bonds lodged

Quarterly trend · last 12 quarters

Nearby suburbs · same combination

Drummoyne2047

$800▲$20

2.3 km away

Haberfield2045

$1,100▲$320

2.4 km away

Croydon2132

$690▼$90

2.7 km away

Concord2137

$793▲$13

2.8 km away

NSW DCJ Rental Bond Board · Sep 2025 · CC BY. Cells with 10 or fewer bond lodgements are suppressed; cells with 30 or fewer have the bond count suppressed but rent published. Figures are transacted rents, not asking rents.

Source: ABS Census 2021, Postal Areas (CC BY 4.0).

Any dealbreakers?

Air quality in Abbotsford

FairAQI · NSW DCCEEW

05:24 AEST

Rozelle station · 3.1 km from centroid

12-month median: AQI 30 · Good

Air quality is acceptable but sensitive groups may notice effects.

Pollutants

nearest station

PM2.5i

7.3µg/m³

24-hr avg

PM10i

20.6µg/m³

24-hr avg

NO₂i

0.3pphm

1hr reading

AQI · last 12 months · daily mean

Rozelle station · 365 daily points

Source: NSW DCCEEW Air Quality API (CC BY 4.0). Historical data updated weekly; live readings cached 60 minutes.

View dealbreakers as a standalone report →

DEVELOPMENT PIPELINE · NSW PLANNING PORTAL · 2046

What’s in the pipeline

NSW Planning Portal feed paused at the source for postcode 2046. Expected back by Q3 2026.

How might Abbotsford change?

Investor activity in Abbotsford

2046 · ATO Taxation Statistics · ~18-month lag

Source: ATO Taxation Statistics (CC BY 2.5 AU).

What to do next

Three steps to move from research to action.

Get pre-approved

Know your budget before you inspect. A pre-approval letter strengthens your offer.

Read our guides

Set a listings alert

See new listings in Abbotsford under the median ($3,525,000).

Search on Domain

Join the contract-review waitlist

Have your Section 66W reviewed before you sign.

Join the waitlist

Track Abbotsford.

Get one email when Abbotsford's prices, FHB eligibility, or strata health change. No newsletter, no upsell, unsubscribe with one click.

Compare Abbotsford with another suburb

Also in Canada Bay

Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Canada Bay postcodes, or explore the full Canada Bay suburb index.

Concord 2137 Drummoyne 2047 Five Dock 2046 Rhodes 2138

Frequently asked questions

What suburb is postcode 2046?: Abbotsford is the primary suburb with postcode 2046 in New South Wales. In some cases multiple suburbs share the same postcode — Abbotsford is the main locality.
Which local government area is Abbotsford in?: Abbotsford (2046) is located in the Canada Bay local government area in New South Wales.
What data does Stickybeak show for Abbotsford?: Stickybeak shows 16 data cards for Abbotsford (2046) covering affordability (median sale prices, rental yield, first home buyer eligibility), lifestyle (schools, childcare, walkability, commute times), risk factors (flood zones, bushfire prone land, air quality, traffic volume), and suburb growth signals (development pipeline, price trajectory, demographics).
Is Abbotsford flood prone?: Flood risk varies street by street in Abbotsford. Check the Dealbreakers section on this page for the latest NSW flood zone mapping sourced from official state government data. Always verify at the property level with a Section 10.7 certificate before purchasing.
What are the best schools near Abbotsford?: The Schools card on this page lists primary and secondary schools within the catchment area for Abbotsford (2046), including their NAPLAN performance data and distance from the suburb centre.
Is Abbotsford (2046) eligible for the First Home Buyer scheme?: The First Home Buyer eligibility card on this page shows which NSW and federal government schemes — including the First Home Guarantee, stamp duty exemptions, and the First Home Super Saver scheme — apply to purchases in Abbotsford (2046). Eligibility depends on the purchase price and your individual circumstances.
How is Abbotsford changing?: The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Abbotsford (2046) using data from NSW Planning, the ATO, and the ABS.

Explore Abbotsford in depth

Dig deeper into specific topics for Abbotsford 2046: see flood risk, schools, walkability, and rental market as standalone pages. Or browse the full Canada Bay suburb index to compare nearby options.