Andrew Tour
4 Nulang Street, Old Toongabbie, NSW 2146
Auction Guide $1,450,000
5 3 2
Open Saturday 27 June 11:00 am Auction Saturday 11 July 1:30 pm🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Old Toongabbie — Darug Country
Old Toongabbie was the site of the third British settlement in Australia, established as a government farm in 1791 to support the colony. It remained largely agricultural until the mid-20th century when it was subdivided for residential use. It was officially separated from the suburb of Toongabbie in the early 1990s to preserve its distinct residential character.
A low-density, leafy suburb dominated by detached single-family dwellings on generous allotments, characterized by a lack of commercial development and high owner-occupancy.
Overall Score
7.2
A solid family suburb with high livability but constrained by flood risks and transport distance.
Aboriginal Name
Toongagal— "Place near the water or meeting of the waters"
Name Origin
Derived from the Toongabbie Government Farm established in 1791.
Established
Gazetted 1991
Third Settlement
Established in 1791 as the third colony site.
Green Space
Bordered by the extensive Toongabbie Creek corridor.
Housing Type
Over 90% of dwellings are detached houses.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.4
Steady demand for larger blocks, though high interest rates have moderated the rapid growth of 2021-2023.
Amenity
5.8
Very limited local retail; residents rely on nearby Toongabbie, Winston Hills, or Parramatta.
Schools
7.5
Strong local primary school catchment and proximity to selective and private schools in Parramatta.
Transport
5.2
Lacks a dedicated train station; residents must commute to Toongabbie or Pendle Hill stations.
Risk Profile
4.1
Major flood overlays affect a significant portion of the suburb's lower-lying streets.
Liveability
8.2
High due to quiet streets, low traffic, and abundant parkland access.
Demographics
7.8
Stable population of established families and professional couples with high household incomes.
Rental Demand
6.6
Moderate; primarily sought by families looking for houses with yards rather than high-density living.
Growth Potential
7.1
Strong long-term prospects due to proximity to the growing Parramatta CBD and Westmead Health Precinct.
Affordability
5.9
More expensive than Toongabbie proper, reflecting the larger land sizes and quieter atmosphere.
Crime & Safety
8.4
Consistently lower crime rates compared to the Greater Western Sydney average.
Walkability
3.8
Low; most daily errands require a vehicle due to the lack of a central commercial hub.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,385,000
Estimated March 2026
Vacancy Rate
1.4%
Tight rental market
Family Ratio
82%
High family density
Flood Risk
High
Check S10.7 Certificates
To CBD
45-55m
Via Toongabbie Station
Zoning
R2
Low Density Residential
✅ Key Advantages
- Large block sizes often exceeding 600sqm, ideal for families and granny flats.
- Extremely quiet residential environment with minimal through-traffic.
- Proximity to the Westmead Health Precinct, a major employment hub.
- High owner-occupancy rates fostering a strong sense of community.
- Access to quality local schooling, specifically Toongabbie Public School.
⚠️ Key Watch-Outs
- Extensive flood zones and overland flow paths can impact insurance and building costs.
- Distance to rail transport requires a bus or drive to neighbouring suburbs.
- Lack of local shops or cafes within the suburb boundaries.
- Presence of older fibro and weatherboard homes may require significant renovation or remediation.
- Limited stock turnover makes it difficult for buyers to enter the market.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Leafy Residential
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached houses with a small number of townhouses.
Dominant dwelling stock.
💰 Price Range
$1.1m – $1.9m
Typical entry to ceiling.
💡 Why It Matters
Old Toongabbie offers a 'middle-ring' lifestyle with larger land parcels than newer developments. It serves as a more affordable alternative to Winston Hills while being quieter than Toongabbie or Seven Hills.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,385,000
$1.2m – $1.85m
🏢 Unit Median
$740,000
$680k – $820k
📈 Price Trend
+5.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $750pw, Units $580pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have remained resilient due to the scarcity of detached housing near Parramatta, though flood-affected properties trade at a notable discount.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Sydney metro median
Price comparison
📋 Income Ratio
8.8x average household income
Median price ÷ median income
💳 Gross Yield
3.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than the North Shore or Inner West, it is becoming increasingly out of reach for first-home buyers without significant deposits.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+8.5% pa
Annual rental increase
Demand Level
High
👤 Tenant Profile
Healthcare workers from Westmead and young families seeking school catchments.
💼 Investor Outlook
Strong capital growth potential but low rental yields. Investors should target properties with granny flat potential (STCA) to improve cash flow.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.2%
1-Year Growth
+20.4% cumulative
3-Year Growth
+50.5% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing expansion of the Westmead Health and Innovation District.
- Parramatta Light Rail Phase 2 and Metro West improving regional connectivity.
- Gentrification as older stock is replaced by modern family homes.
- Limited supply of R2 zoned land in the Parramatta LGA.
⛔ Headwinds
- Rising insurance premiums for flood-prone properties.
- High entry price point for unrenovated stock.
- Sensitivity to interest rate movements given high mortgage sizes.
🔮 5-Year Outlook
Expect steady capital appreciation outperforming the broader Western Sydney market, driven by its status as a 'lifestyle' pocket for Parramatta professionals.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.5
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% below metro average crime rate
Relative comparison
Risk Categories
Break and Enter: Low
Property Damage: Low
Assault: Very Low
📋 What to Check Locally
General safety is very high; standard home security is typically sufficient.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risk is environmental, specifically flooding from Toongabbie Creek which can isolate certain streets during extreme weather events.
🌊 Flood Risk
High risk in streets bordering Toongabbie Creek and designated overland flow paths. Check Parramatta Council flood maps.
🔥 Bushfire Risk
Low risk; primarily restricted to the immediate creek corridor vegetation.
🏦 Insurance Impact
Expect significantly higher premiums or exclusions for flood cover in high-risk zones.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R2 Low Density Residential
🔲 Overlays
Flood Planning, Biodiversity, Heritage (limited sites)
🏗️ Development Hotspots
Minimal; mostly individual lot knock-down rebuilds.
Strict R2 zoning protects the suburb from high-rise development, preserving its quiet character but limiting density-driven capital gains.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Dependent on bus links to Toongabbie Station (T1/T5 lines).
🛍️ Amenity & Retail
Quiet and green, but requires travel for shopping and dining.
🌲 Parks & Recreation
Excellent; access to Binalong Park and the Toongabbie Creek walk.
🏫 Schools
Highly regarded local primary school; proximity to Parramatta's educational hub.
🏥 Healthcare
Exceptional; less than 10 minutes drive to Westmead Public and Private Hospitals.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A mature, multicultural community with a high proportion of professional families.
💵 Median Income
$115,000 pa
🏠 Ownership
78% owner-occupied, 22% renting
🎂 Age Profile
Median age 38
🎓 Education
High percentage of tertiary educated residents.
📊 Age Distribution
The high owner-occupancy and stable demographic suggest a low-volatility market with well-maintained properties.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Infrastructure projects in surrounding suburbs provide the main uplift rather than internal developments.
📈 Positive Impacts
- Westmead Health Precinct expansion providing high-value jobs.
- Parramatta CBD redevelopment increasing regional amenity.
- Upgrades to Binalong Park sporting facilities.
📉 Negative Impacts
- Increased traffic congestion on Seven Hills Road and Old Windsor Road.
- Construction noise from nearby major infrastructure projects.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Toongabbie
Position
West
Price
15% cheaper
Lifestyle
Higher density, more retail, train station access.
Best for
First home buyers and commuters.
📍Winston Hills
Position
North
Price
10-15% more expensive
Lifestyle
Elevated views, larger shopping centre, more prestige.
Best for
Upsizers and established families.
📍Constitution Hill
Position
East
Price
Similar
Lifestyle
More townhouses, closer to Parramatta.
Best for
Young professionals.
📍Seven Hills
Position
North-West
Price
10% cheaper
Lifestyle
Industrial pockets, major transport hub.
Best for
Investors and budget-conscious families.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Northmead
NSW
7.5/10
Leafy, family-oriented, close to Westmead/Parramatta, similar flood risks.
Lalor Park
NSW
6.2/10
Established residential pocket with similar aged housing stock.
Kings Langley
NSW
7.8/10
High owner-occupancy, quiet streets, detached housing dominance.
Greystanes
NSW
7.4/10
Large blocks, family focus, limited rail access.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its 'hidden gem' status, citing the peace and quiet as its best feature while acknowledging the need for a car.
★★★★★
Peace and Quiet
It's like living in a country town but you're 10 minutes from Parramatta. We never get through-traffic here.
Quiet
Location
★★★★☆
Schools and Parks
The local primary school is fantastic and Binalong Park is great for the kids, but I hate having to drive everywhere for milk.
Schools
Convenience
★★★☆☆
Transport
The bus to the station is okay, but if you miss it, it's a long walk. Parking at Toongabbie station is a nightmare after 8am.
Transport
Parking
★★★★☆
Value
We got a much bigger backyard here than we could afford in Northmead. Just had to be careful about the flood zones.
Value
Risk
★★★★★
Community
I've seen the suburb change, but it's kept its heart. Neighbors still look out for each other here.
Community
★★★★☆
Growth
The proximity to Westmead makes it a safe bet for capital growth, even if the weekly rent isn't the highest.
Growth
Yield
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the higher side of the street to avoid overland flow issues.
- Verify the exact school catchment as boundaries can be strict near the Seven Hills border.
- Look for 1960s brick veneers that are structurally sound but need cosmetic updates for value-add.
- Check for asbestos in any unrenovated properties built before 1990.
- Factor in the cost of a car or e-bike for the commute to the station.
- Review the S10.7 certificate specifically for Part 3 flood notations.
❓ Questions to Ask the Agent
- Is this property identified as flood-prone or subject to overland flow in the S10.7 certificate?
- What are the current insurance premiums for this specific address?
- Has the property ever experienced water ingress during major storm events (e.g., 2022 floods)?
- Are there any easements on the block that would prevent building a granny flat or pool?
- Which school catchment does this specific house fall into?
- What is the split of owner-occupiers to renters in this immediate street?
- How long has the current owner lived here and why are they moving?
- Are there any known structural issues related to the reactive clay soils in this area?
🏷️ Seller Strategy
- Highlight the 'Old Toongabbie' brand as distinct and more premium than Toongabbie.
- Ensure gardens are well-presented to appeal to the dominant family buyer demographic.
- Provide a recent building and pest report to speed up the negotiation process.
- Showcase any potential for granny flats or extensions to maximize buyer interest.
- Emphasize proximity to Westmead Hospital for healthcare professional buyers.
📣 Positioning Tips
Position the property as a 'quiet sanctuary' with 'unmatched land value' compared to nearby high-density hubs. Focus marketing on the lifestyle benefits of the Toongabbie Creek corridor.
💼 Investment Case
Long-term capital growth play leveraging the Westmead Health Precinct expansion.
⚠️ Investment Risks
Low rental yields and high insurance costs in flood-affected zones.
📈 Action Plan
- Target level blocks over 600sqm with 15m+ frontage.
- Assess feasibility for a secondary dwelling (granny flat) to boost yield.
- Avoid high-risk flood zones to ensure easier resale and lower insurance.
- Focus on 3-4 bedroom houses which are in highest demand for families.
🔑 Renter Tips
- Check bus schedules before committing if you don't have a car.
- Ask the landlord about any history of water ingress in the yard during heavy rain.
- Look for properties with included lawn maintenance if the yard is large.
🏘️ What Renters Love Here
Quiet streets, large yards for pets/children, safe environment.
⚠️ Renter Watch-Outs
Limited public transport, no local shops, potential for yard flooding.
🏢 Landlord Strategy
- Maintain fences and gates to appeal to families with children and pets.
- Consider installing air conditioning to remain competitive with newer builds.
- Regularly clear gutters and drains due to the leafy nature of the suburb.
📋 Compliance & Management
Ensure all smoke alarms and pool fences meet current NSW legislation; flood risk may require specific emergency plan disclosures.
🤝 Agent Insights
- Stock is tightly held; many residents stay for 20+ years.
- Buyers are often coming from higher-priced suburbs like Winston Hills or Baulkham Hills.
- Flood maps are the first thing savvy buyers will check.
🎯 Marketing Angles
The 'Winston Hills Alternative', 'Family Paradise', 'Westmead's Quiet Neighbor'.
👤 Target Buyer Profile
Young professional families, Westmead Hospital staff, and local upsizers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Order a detailed Flood Report from City of Parramatta Council.
✓
Check the NSW Planning Portal for any nearby development applications.
✓
Verify the property's inclusion in the Toongabbie Public School catchment.
✓
Conduct a thorough building inspection focusing on foundation cracks and drainage.
✓
Test for asbestos if the property was built or renovated before 1990.
✓
Review the title search for any restrictive covenants or easements.
✓
Check the proximity and frequency of bus routes to Toongabbie/Pendle Hill stations.
✓
Assess the condition of the sewer lines, especially in older homes near trees.
✓
Confirm the zoning and any heritage overlays that might restrict renovations.
✓
Compare recent sales of similar-sized blocks in both Old Toongabbie and Winston Hills.
✓
Check mobile phone and NBN coverage/speeds for the specific address.
✓
Evaluate the impact of traffic noise if the property is near Seven Hills Road.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 cityofparramatta.nsw.gov.au
🔗 planningportal.nsw.gov.au
🔗 abs.gov.au
🔗 ses.nsw.gov.au
🔗 nsw.gov.au
⚠️ Important Disclaimer
This report is based on data available as of March 31, 2026. It is intended for informational purposes only and does not constitute financial, legal, or real estate advice. Buyers should conduct their own independent due diligence, including professional legal and building inspections, before making any purchasing decisions.
