BJ Gregory has lived in Liverpool and South-West Sydney for over 20 years. He knows Busby — the streets, the buyers, and what it takes to get a strong result here. Creator of The Pulse at 89.3FM 2GLF, BJ is as invested in this community as his clients are. Whether you're upgrading, downsizing or just want to know what your home is worth, Gregory Property Agents gives you straight talk, local knowledge and a selling process you can follow from start to finish. Proudly serving Busby, Green Valley, Miller and Heckenberg.
"My name is not Larry but after the sale of my property I may just change my name. Very happy with BJ Gregory."
— G Henry
19 Coonong Street Busby
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Busby house prices have grown 6% over the past 12 months, with a median sale price of $1,017,500 (source: realestate.com.au suburb profile, November 2025 to October 2026). The result for an individual property still depends on the land, condition, buyer demand, competition and how the campaign is managed.
| Address | Beds | Bath | Cars | Sale Price | Sale Date |
|---|---|---|---|---|---|
| 34 Busby Rd, Busby | 5 | 4 | 3 | $1,210,000 | Oct 2026 |
| 15 Karoola St, Busby | 3 | 1 | 2 | $950,000 | Oct 2026 |
| 25 Coongra St, Busby | 3 | 1 | 1 | $920,000 | Sep 2026 |
| 27 Bolinda St, Busby | 3 | 1 | 2 | $1,085,000 | Sep 2026 |
| 23 Karoola St, Busby | 3 | 1 | — | $911,000 | Sep 2026 |
| 20 Guernsey St, Busby | 3 | 2 | 2 | $920,000 | Aug 2026 |
| 3 Guernsey St, Busby | 3 | 1 | 2 | $1,020,000 | Jul 2026 |
| 53 Guernsey St, Busby | 6 | 2 | 3 | $1,250,000 | Jun 2026 |
| 70 Rundle Rd, Busby | 3 | 2 | 1 | $1,030,000 | Jun 2026 |
| 12 Brubri St, Busby | 3 | 1 | 1 | $1,120,000 | Jun 2026 |
| 22 Coonong St, Busby | 3 | 1 | 2 | $800,000 | Jun 2026 |
| 2 Colly Pl, Busby | 3 | 1 | 1 | $980,000 | May 2026 |
| 4 Lyndley St, Busby | 3 | 1 | 3 | $850,000 | May 2026 |
| 4 Calliope Pl, Busby | 3 | 1 | 2 | $925,000 | May 2026 |
| 26 Guernsey St, Busby | 4 | 2 | 2 | $1,165,000 | May 2026 |
| 25 Naranghi St, Busby | 3 | 1 | 1 | $880,000 | May 2026 |
Source: NSW Valuer General. Normal sales only. May–October 2026.
BJ Gregory is a Real Estate Agent who has lived in Liverpool and South-West Sydney for over 20 years. He personally handles the important parts of every sale — the appraisal, the strategy, the buyer conversations and the negotiation.
Gregory Property Agents is a boutique agency based in Green Valley. When you list with BJ, you deal directly with BJ — not a junior agent or a PA.
Busby homeowners sell for all sorts of reasons, and every situation needs a different approach. The most common reasons BJ sees in the 2168 area include:
Whatever your reason for selling, the process starts with an honest conversation and a free property appraisal based on real local sales data.
Busby is a quiet, family-oriented suburb in Liverpool City Council, roughly 40 kilometres south-west of the Sydney CBD. It sits within the 2168 postcode alongside Green Valley, Miller, Hinchinbrook, Heckenberg, Ashcroft, Cartwright and Sadleir.
Streets and character: Busby is built on a grid of residential streets centred around Busby Road, with Rundle Road and Cartwright Avenue forming the main boundaries. Many homes were built in the 1970s and 1980s on generous blocks, which is a big part of Busby's appeal for families and developers alike. The quieter streets off Guernsey, Hereford and Karoola feel genuinely suburban — kids on bikes, neighbours who know each other.
Schools: Busby Public School (K-6) is the local primary school on South Liverpool Road. For high school, students typically go to Miller Technology High or Ashcroft High, both nearby. Families also look at William Carey Christian School and Al Amanah College in the surrounding suburbs.
Transport and access: The nearest train station is Liverpool, about a 10-minute drive or bus ride. The M7 Motorway is accessible via the Hume Highway or Elizabeth Drive, making Busby well-connected to western Sydney and the airport. The upcoming M12 Motorway will improve access further.
Shopping and amenities: Green Valley Plaza is the closest shopping centre, a few minutes north on Green Valley Road. Westfield Liverpool and Liverpool CBD are about 10 minutes by car. Busby itself has local shops along Cartwright Avenue.
Parks and open space: Whitlam Park on the eastern edge is one of the larger green spaces in the area, popular with families. The suburb also has several smaller pocket parks and is close to the Georges River cycling and walking paths.
Significant parts of Busby are zoned R3 Medium Density under the Liverpool Local Environmental Plan. This means many residential blocks can accommodate duplexes, townhouses or multi-dwelling housing, subject to council approval.
For homeowners, R3 zoning can substantially increase the value of a property — not just for what the house is worth today, but for what a buyer or developer could build on the land. Blocks with wide frontages, corner positions or dual street access tend to attract the strongest developer interest.
BJ works with both family buyers and developers. Understanding which buyers will pay the most for your particular block is a core part of every Busby appraisal. For the current Coonong Street listing, for example, the development potential is one of the property's strongest selling points.
If you are curious about what your block could be worth with its development potential factored in, book a free appraisal and BJ will walk you through the options honestly.
Free appraisal, tailored marketing, and experienced negotiation to get the best result for your Busby property.
Busby Selling Guide →Looking to buy in Busby or the surrounding suburbs? Talk to BJ about what's coming to market and what to watch for.
Get in Touch →Rental management for investment properties in Busby and the Liverpool LGA. Straightforward, local and responsive.
Learn More →Find out what your Busby home is worth in today's market. BJ will give you an honest, data-backed appraisal — no pressure, no obligation, just straight talk from someone who knows this area.