Median house prices across the 2168 postcode now range from $990,000 in Miller to $1.2 million in Green Valley. Heckenberg grew the fastest over the past 12 months (+21.0%) and Green Valley the slowest (+3.9%), and the plainest message in the numbers is that the cheaper suburbs are closing the gap on the dearest.
This is our 2168 property market update for October 2026. We have put all eight suburbs (Green Valley, Busby, Ashcroft, Cartwright, Heckenberg, Hinchinbrook, Miller and Sadleir) on one data source, checked in October 2026, so you are comparing like with like.
That sounds basic. Most pages online don’t do it.
What is happening in the 2168 property market right now?
Every suburb in 2168 recorded a higher median house price over the past 12 months. Medians range from $990,000 (Miller) to $1.2 million (Green Valley). Growth ranged from 3.9% in Green Valley to 21.0% in Heckenberg, and gross rental yields sit between 2.8% and 3.2% before costs.
One way to see the catch-up: a year ago, the gap between the Green Valley and Miller medians worked out at roughly $270,000. Today it is $210,000. We calculated last year’s figure backwards from each suburb’s current median and 12-month change, so treat it as a guide rather than a published number.
How do house prices compare across all eight 2168 suburbs?
Suburb | Median house price | 12-month change | Median rent (per week) | Gross yield | Owner-occupied (2021) |
|—|—|—|—|—|—|
Green Valley | $1.2M | +3.9% | $660 | 2.9% | 69.3% |
Hinchinbrook | $1,163,750 | +10.8% | $710 | 3.2% | 74.7% |
Heckenberg | $1.1M | +21.0% | $615 | 2.9% | about 48% |
Sadleir | $1.1M | +17.2% | $605 | 2.9% | 43.2% |
Ashcroft | $1,097,500 | +15.8% | $600 | 2.8% | 43.4% |
Busby | $1,025,000 | +13.8% | $580 | 2.9% | 44.7% |
Cartwright | $995,000 | +15.7% | $570 | 3.0% | 34.2% |
Miller | $990,000 | +11.8% | $600 | 3.2% | 32.3% |
Source: Cotality data via propertyvalue.com.au, houses, last 12 months, checked October 2026. Owner-occupied share: ABS 2021 Census. Gross yield = weekly rent × 52 ÷ median price. It is a before-costs figure, so it ignores council and water rates, insurance, repairs, management fees and vacancy. The Green Valley, Heckenberg and Sadleir medians are published rounded ($1.2M and $1.1M), so their yields are close approximations.
What does the table actually tell you?
Miller is the cheapest suburb at $990,000. Green Valley is the dearest at $1.2 million, with Hinchinbrook not far behind at $1,163,750.
Growth is where it gets interesting. Heckenberg (+21.0%), Sadleir (+17.2%), Ashcroft (+15.8%) and Cartwright (+15.7%) all outpaced Green Valley by a wide margin. The two dearest suburbs, Hinchinbrook (+10.8%) and Green Valley (+3.9%), grew the least.
Before you read too much into that, look at how many sales sit behind each figure. Green Valley’s median comes from 108 house sales. Ashcroft’s comes from 48, Sadleir’s from 32 and Miller’s from just 27. In a suburb that small, a few larger homes or a couple of development sites selling in the same year can lift the median without the typical house being worth a cent more. Big percentage moves in small suburbs deserve a second look.
Yields barely differ. Hinchinbrook and Miller lead at 3.2% and Ashcroft trails at 2.8%, a spread of 0.4 percentage points across the whole postcode.
The owner-occupier split is the real divide. Hinchinbrook (74.7%) and Green Valley (69.3%) are mostly owner-occupied. Miller (32.3%) and Cartwright (34.2%) are mostly rented. Busby, Ashcroft, Sadleir and Heckenberg sit between about 43% and 48%.
That matters more than most people expect, because it shapes who you are selling to and who you are bidding against.
How is each 2168 suburb performing?
Green Valley: the dearest suburb, and the steadiest data
Green Valley’s median house price is $1.2 million, up 3.9% on 108 sales, which makes it the most reliable figure in 2168. Recent sales show how far individual homes sit from that median: from $1,262,500 for a four-bedroom home on 701 m² (July 2026) to $1,920,000 for a five-bedroom home on 782 m² (April 2026). With 69.3% of homes owner-occupied, it is a suburb of families who buy to stay. Our guide asks whether Green Valley is a good suburb to live in, and our Green Valley real estate agent page covers selling there.
Hinchinbrook: the highest rent in 2168
Hinchinbrook’s median is $1,163,750, up 10.8%. Its median rent of $710 a week is the highest in the postcode, which gives it a 3.2% gross yield. That is unusual for a suburb where 74.7% of homes are owner-occupied: investors here are bidding against owner-occupiers for most of the stock. See our Hinchinbrook real estate agent page.
Heckenberg: the fastest growth, with a caveat
Heckenberg’s median rose 21.0% to $1.1 million, the biggest jump in 2168. Median rent is $615 a week (a 2.9% yield) and about 48% of homes are owner-occupied. A move that size is worth checking against the actual sales behind it before anyone prices a home off it. More on our Heckenberg real estate agent page.
Sadleir: strong growth on a small number of sales
Sadleir’s median is $1.1 million, up 17.2% on 32 sales. Rent sits at $605 a week, for a 2.9% yield, and 43.2% of homes are owner-occupied. With so few sales behind it, expect this median to swing more from year to year than Green Valley’s. Visit our Sadleir real estate agent page.
Ashcroft: good growth, lowest yield
Ashcroft’s median is $1,097,500, up 15.8% on 48 sales. Its $600 weekly rent gives the lowest yield in 2168, at 2.8%.
With 43.4% of homes owner-occupied, the numbers here favour buyers who plan to live in the home over investors chasing income. See our Ashcroft real estate agent page.
Busby: mid-priced and middle of the pack
Busby’s median is $1,025,000, up 13.8%, with median rent of $580 a week (a 2.9% yield). At 44.7% owner-occupied, it is close to an even split between owners and renters. For schools, transport and day-to-day life, read our complete Busby suburb guide; for selling, see our Busby real estate agent page.
Cartwright: under $1 million and mostly rented
Cartwright’s median is $995,000, up 15.7%. Its rent is the lowest in 2168 at $570 a week, which still works out at a 3.0% yield because the price is lower too. Only 34.2% of homes are owner-occupied, so when you sell here, a good share of your buyers (and your competing sellers) are likely to be investors. Visit our Cartwright real estate agent page.
Miller: the cheapest way into 2168
Miller has the lowest median in the postcode at $990,000, up 11.8% on 27 sales. Rent of $600 a week gives a 3.2% gross yield, level with Hinchinbrook for the best in 2168. It is also the most rental-heavy suburb, with 32.3% of homes owner-occupied. For a first-home buyer trying to get into 2168 for under $1 million, this is where the median says to start looking. See our Miller real estate agent page.
What does this mean if you are thinking of selling?
Every suburb in 2168 sold for more over the past year than the year before. That is useful context. It does not price your home.
Buyers compare your home with the handful of most similar recent sales nearby (same suburb, similar block, similar bedroom count), not with a postcode median. The Green Valley sales range, from $1,262,500 to $1,920,000, shows why. Our article on how home values are worked out explains the process.
When BJ appraises a home in 2168, two questions come first. Who is the likely buyer? In Hinchinbrook or Green Valley it is more likely to be an owner-occupier; in Miller or Cartwright you will meet more investors, who watch yields and interest rates closely. And does your suburb’s growth figure rest on enough sales to mean much? When you are ready, we have set out the steps to selling in a separate guide.
What does this mean for buyers in 2168?
The postcode has narrowed. The dearest suburb grew the least and the more affordable suburbs grew faster, so the discount for buying in Miller, Cartwright or Busby instead of Green Valley is smaller than it was a year ago.
Budget above the median if land matters to you. The two Green Valley sales above sat on 701 m² and 782 m² blocks, and both sold well over the suburb median.
If you are borrowing, have your pre-approval rechecked against current rates before you make offers. Then ask the agent for recent comparable sales on or near the street. A suburb median will not tell you whether a particular asking price is fair.
What does this mean for investors?
Gross yields across 2168 run from 2.8% to 3.2% before costs, and current home loan rates sit well above those yields. For most investors who borrow, the rent alone will not cover the repayments.
In plain terms, investing in 2168 right now is a long-term capital growth play, and last year’s growth is not a promise about next year’s. If rental income is the priority, Hinchinbrook and Miller offer the most rent for the price at 3.2%.
Before you buy, work out the yield after costs: rates, landlord insurance, repairs, management fees and a few weeks of vacancy. Speak to your accountant about the tax side. If you already own a rental in 2168, our property management team can tell you what it should be renting for today.
What wider factors should you watch?
Interest rates. Changes to the Reserve Bank’s cash rate flow through to home loan rates. Higher rates cut how much buyers can borrow, which limits what they can pay. Check rba.gov.au for the latest decision.
Western Sydney International Airport. Passenger flights begin on 25 October 2026, according to the federal Department of Infrastructure. The airport is at Badgerys Creek, west of 2168. We are not going to tell you what it will do to local prices. Nobody knows yet.
Supply of new homes. South-west Sydney has large new-home release areas, and every new estate gives buyers an alternative to an established home in 2168. Liverpool City Council and the NSW Planning Portal publish rezonings and development applications if you want to see what is planned near you.
Why do different websites show different 2168 prices?
You will find a different Green Valley median on almost every property website. Usually nobody is wrong. They are measuring different things.
Some publish the median sale price, which is the middle of actual sales. Others publish a median value, estimated across every home whether it sold or not. They use different time windows, and some mix houses with units and townhouses. Rent figures vary even more, because some sources use asking rents and others use bond data.
Most of all, a median is not the value of your home. It is the middle sale in a year, made up of homes that may be nothing like yours.
Frequently asked questions about the 2168 property market
What is the median house price in 2168?
There is no single official median for the whole postcode. By suburb, median house prices range from $990,000 in Miller to $1.2 million in Green Valley (Cotality data via propertyvalue.com.au, houses, last 12 months, checked October 2026).
Which 2168 suburb is the cheapest?
Miller has the lowest median house price in 2168 at $990,000, followed closely by Cartwright at $995,000 and Busby at $1,025,000.
Which 2168 suburb has grown the most?
Heckenberg recorded the biggest 12-month rise, with its median house price up 21.0% to $1.1 million. Sadleir was next at 17.2%. Green Valley grew the least, up 3.9%.
Is 2168 a good area to invest in?
It depends on what you want from the property. Gross rental yields across 2168 range from 2.8% to 3.2% before costs, so most investors here rely on long-term capital growth rather than rental income. Run the numbers after costs and get tax advice before you buy.
How much rent can I get for a house in 2168?
Median house rents range from $570 a week in Cartwright to $710 a week in Hinchinbrook. What a particular home will rent for depends on its size, condition and position.
Want to know where your home sits in the 2168 market?
The suburb median tells you about the market. It does not tell you what your home is worth. BJ Gregory has spent over 20 years working across the streets, schools and communities of Green Valley, Liverpool, Fairfield and South-West Sydney, and he will compare your property with the sales that actually matter.
Book a free property appraisal with no cost and no obligation. Call BJ on 0422 333 333, email bj@gregory.agency, or get in touch through our contact page.
