Busby is a residential suburb in the Liverpool LGA, postcode 2168, South-West Sydney. The median house sale price over the 12 months to October 2026 was $1,017,500, with recorded growth of 6% over that period and 38 houses sold (source: realestate.com.au suburb profile, November 2025 to October 2026). BJ Gregory is a licensed NSW Real Estate Agent (licence 20435105) at Gregory Property Agents, Green Valley, who has lived in the Liverpool and South-West Sydney area for over 20 years and provides selling advice, appraisals and representation to Busby homeowners.
Busby recorded a median house price of $1,017,500 and price growth of 6% over the 12 months to October 2026, with 38 houses sold (source: realestate.com.au, 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.
The right time to sell depends on your circumstances as much as the market. Busby recorded 6% median house price growth over the 12 months to October 2026, which reflects steady demand — but that figure does not describe every property or every street.
The best way to assess timing for your specific property is a free, no-obligation appraisal. BJ Gregory will give you an honest assessment of current demand, likely buyer profile and realistic price range — without pressure to list.
Source: realestate.com.au suburb profile, November 2025 to October 2026.
Buyer demand within the 2168 postcode has shown some softening in recent months. This means pricing accuracy and campaign presentation matter more, not less.
Most Busby properties sell by private treaty. Auction suits well-presented properties in strong demand where multiple active buyers are likely — typically properties priced above $1.1 million with recent renovation or strong land content. For the majority of Busby homes, a well-priced private treaty campaign with a targeted digital strategy produces the best result.
The right method depends on your property, your circumstances and current buyer activity. BJ Gregory will give you a clear recommendation at appraisal, with reasoning.
Some sellers come to market under specific pressures — a deceased estate, a separation, a job relocation, financial hardship, or an investment property with a sitting tenant. Each situation involves different legal steps, different timelines and different priorities.
BJ Gregory has worked with Busby vendors in all of these circumstances. The approach does not change — honest advice, accurate pricing, and a process that is explained clearly at every step — but the strategy is tailored to what the situation requires.
If you are selling under any of these circumstances, book a free appraisal and explain the situation at the outset. The earlier the conversation, the more options are available.
The main costs of selling in Busby are agent commission, marketing, conveyancing and any preparation costs (styling, repairs, cleaning). Commission rates in the Liverpool LGA typically range from 1.8% to 2.5% of the sale price — at Busby's current median of $1,017,500, that is approximately $18,315 to $25,438. Marketing budgets for a standard Busby campaign typically run from $1,500 to $3,500 depending on the platforms used and the duration of the campaign.
Conveyancing costs vary by solicitor but typically range from $1,200 to $2,500 for a straightforward residential sale. If the property has a sitting tenant, a pool, or any title or strata complexity, allow more.
BJ Gregory provides a full cost breakdown at appraisal, before you commit to anything.
Busby is not a suburb that should be handled with a generic template. The 2168 postcode has its own buyer profile, its own price points and its own dynamics that differ from neighbouring suburbs like Hinchinbrook and Green Valley — even though they share the same postcode.
Buyer demand in the 2168 postcode has shown some softening in recent data, which means presentation, pricing and campaign timing are more important than in a rising market. A locally active agent who is tracking current sales — not just looking at historical data — gives you a material advantage.
BJ Gregory is currently active in Busby — including a current listing at 21 Coonong Street, Busby. Local knowledge is not a marketing claim here; it is demonstrated by current work in the suburb.
Busby sits within the 2168 postcode alongside Green Valley, Hinchinbrook and Miller. Buyers comparing these suburbs are active in the same market, and understanding where Busby sits relative to its neighbours is part of reading demand correctly. You can compare Busby against all eight 2168 suburbs in the 2168 postcode property market guide.
If you are still comparing local representation, you can also read more about BJ's approach as a real estate agent in Busby.
The median house sale price in Busby over the 12 months to October 2026 was $1,017,500, with 6% growth recorded over that period and 38 houses sold (source: realestate.com.au suburb profile, November 2025 to October 2026). Individual property values vary based on land size, condition, location within the suburb and current buyer demand. The only reliable way to assess what your specific property is worth is a current market appraisal. Book a free, no-obligation appraisal with BJ Gregory at gregory.agency/free-appraisal.
Days on market in Busby vary. Some properties sell within a few weeks of listing; others take considerably longer depending on price, condition and buyer demand at the time of the campaign. BJ Gregory will give you an honest assessment of likely timeframe at appraisal, based on current market activity — not a figure designed to win the listing.
Most Busby properties sell by private treaty. Auction is better suited to properties where multiple active buyers are likely — typically well-presented homes above $1.1 million with strong land content or recent renovation. For the majority of Busby sellers, private treaty with a well-managed digital campaign produces the best result. BJ Gregory will give you a clear recommendation at appraisal.
Not always. Minor presentation improvements — fresh paint, clean gardens, decluttering — almost always add more than they cost. Major renovations are rarely justified unless the property is significantly below the standard of comparable sales. BJ Gregory will give you an honest view of what is worth doing and what is not before you spend anything.
The main costs are agent commission (typically 1.8% to 2.5% of the sale price in the Liverpool LGA), marketing ($1,500 to $3,500 for a standard campaign), and conveyancing ($1,200 to $2,500 for a straightforward sale). At Busby's current median of $1,017,500, agent commission alone is approximately $18,315 to $25,438. BJ Gregory provides a full cost breakdown at appraisal, before you commit to anything.
Busby recorded 6% median house price growth over the 12 months to October 2026, with a median sale price of $1,017,500. That reflects steady demand, but buyer activity within the 2168 postcode has shown some softening in recent months — which means timing and pricing matter more than in a strongly rising market. The right time to sell depends on your circumstances as much as the market conditions. Book a free appraisal for an honest, current assessment.
Look for an agent who is currently active in Busby — not one who lists Busby as a service area but rarely sells there. Check verified reviews, not just testimonials on the agent's own website. Ask for comparable sales evidence at appraisal and see how clearly they explain their pricing rationale. An agent who cannot explain why a property is priced where it is cannot defend that price to buyers.
Busby recorded a median house price of $1,017,500 and 6% price growth over the 12 months to October 2026, with 38 houses sold (source: realestate.com.au, November 2025 to October 2026). Buyer demand within the 2168 postcode has shown some softening in recent months. For a current view of market conditions and what they mean for your property specifically, book a free appraisal with BJ Gregory.
Yes. Selling a deceased estate in NSW requires probate or letters of administration to be granted before the property can be transferred. The process involves the Supreme Court of NSW and typically takes several months — longer if the estate is contested. Once probate is granted, the sale process is largely the same as any other residential sale. BJ Gregory has worked with executors and administrators selling deceased estate properties and can walk you through the process and timeline at a no-obligation appraisal.
Yes, but the legal framework depends on your situation. If both parties agree to sell, the process is straightforward. If there is a dispute, the property may be subject to a family law property settlement, which involves the Family Court or Federal Circuit Court. In either case, it is important to get independent legal advice before listing. BJ Gregory can provide an appraisal and market assessment at any stage of the process — and can work with both parties' solicitors if required.
NSW Parliament passed the Property and Stock Agents Amendment (Underquoting and Other Agent Conduct) Act 2026 (Act 2026 No 18), which received assent on 29 June 2026. The changes are being introduced in stages.
From 17 November 2026 (Stage 2), every new residential property advertisement must include a selling price or price range. That price must be based on the agent's estimated selling price (ESP), which must be supported by comparable sales evidence. The ESP must be reviewed during the campaign and the advertised price updated within 1 business day if a written offer or market feedback requires a revision — whether upward or downward.
From 8 February 2027 (Stage 3), agents must also prepare and display a Statement of Information (SOI) for every residential property sale, including comparable sales and the suburb median. The approved SOI form has not yet been published as at November 2026.
Penalties for underquoting have increased significantly — up to 1,000 penalty units or three times the agent's commission, whichever is greater. For Busby sellers, this means your agent must provide a well-researched, defensible price estimate from the start of the campaign and keep it current throughout. BJ Gregory provides a written price assessment at every appraisal, with comparable sales and clear reasoning, in line with these requirements. Source: NSW Fair Trading, Changes to property and stock agents laws, 29 October 2026.
A market appraisal is a free, agent-provided estimate of what your property is likely to sell for in the current market. A formal valuation is a paid report prepared by a licensed valuer and is used for legal, financial or court purposes. For most sellers deciding whether and when to sell, a market appraisal is the right starting point.
BJ will contact you to confirm a time, then visit the property in person. After the inspection, he will provide a written assessment of the likely selling range, a recommended strategy and a clear explanation of the process and costs involved. There is no obligation to proceed and no pressure to make a decision on the day. Book at gregory.agency/free-appraisal or call 0422 333 333.
BJ Gregory is a licensed NSW Real Estate Agent (licence 20435105) and the principal of Gregory Property Agents, based in Green Valley. He holds a Diploma of Property (Agency Management) and has lived and worked in the Liverpool and South-West Sydney area for over 20 years.
BJ Gregory is a licensed Real Estate Agent and a local who has lived in the Liverpool and South-West Sydney area for over 20 years. He is the Creator of The Pulse at 89.3FM 2GLF and holds 4.9 stars from 21 verified client reviews on RateMyAgent.
Gregory Property Agents is an independent agency based in Green Valley, serving buyers and sellers across the Liverpool LGA and surrounding suburbs.
Find out what your Busby home is worth in today's market. BJ Gregory will assess your property in person and provide a written price range, a recommended strategy and a clear breakdown of costs — with no obligation and no pressure.