10 Best Sydney Suburbs to Live in (for the price) for 2024

Last updated: Dec 2024

One of the good things about looking for a place to live in the Greater Sydney area (despite the continually-ballooning house prices) is the sheer diversity of its suburbs to choose from.

This variety allows people to select a place to live that combines any number of factors into the most suitable package for them – be it price, scenery, schools, safety, nature, shopping, transport, or any combination thereof.

We’ve taken all of the above (and more) into account to form our 10 best Sydney suburbs to live for 2024 based on our standard SuburbsGuide scoring system.

Before we dive into the list: for those who haven’t already, please have a look over our criteria which we look at for rating each suburb… and bear in mind that price and value for money relative to quality of life is a key factor, which can bump down some of the most ‘exclusive’ (read: expensive) suburbs by default.

Also remember that this is an evolving list, as new suburbs may crash the rankings as they’re added to the portfolio – and that this is for living, not visiting.

With all that said, here’s our picks for the 10 best Sydney suburbs to live in for 2024.

10. Penshurst

What we liked: good train connectivity/easy commute; low crime rate; nice parkland areas; decent main strip of amenities; plenty of reasonably-priced units

What we didn’t like: prices starting to creep up; some traffic congestion; mild aircraft noise

Both Penshurst and its “sister suburb” of Mortdale would essentially qualify here, with Penshurst making the cut mostly by virtue of its slightly-nicer streetscape, and slightly-better-equipped central shopping/dining area.

Both suburbs are low-crime, well-located and pleasant-enough spots that have train connections and house prices around the Sydney median (with Mortdale slightly cheaper). However what truly sets them apart from other suburbs in terms of quality-of-life-to-affordability-ratio is their substantial array of older, established units that they have on offer at below-median (even for apartments) prices.

There’s simply a lot of longstanding apartment inventory on offer here. Penshurst in particular is home to a wide range of those older, walk-up style unit blocks served in 8-pack or so helpings, which come with a decent land component along with them.

These are a far cry from newer, mass-produced highrises in other suburbs with their often-dodgy build qualities; the apartments here have stood the test of time and typically provide a better chance of appreciating in value over time as well.

A number of the older, two-bedroom units in Penshurst sell for within the ~$600k range at time of writing (or even less in some cases). While many of them are in mostly original condition, even if you factor in the cost to pay for renovations you can end up living in a better space – with better suburb fundamentals – than many of the cookie-cutter mass new apartment developments happening elsewhere in Sydney.

Throw in its decent array of semi-detached homes as well, and there’s a decent housing mix on offer to cater to a fairly wide range of budget levels in Penshurst as well.

 

 

 

 

 

 

View this post on Instagram

 

 

 

 

 

 

 

 

 

 

 

 

A post shared by Farhan Shaikh (@mfshaikh)

This means you get to pay a pretty reasonable price while getting the benefits that Penshurst offers (and not just the funky postcode).

Penshurst lies in a mostly-peaceful pocket that can see you in the Sydney CBD with a very reasonable 25-minute train journey, while having close proximity to other busier and more bustling suburbs like Hurstville (with Westfield for shopping) or Riverwood if/when you should want them.

The suburb has an open, airy and tree-draped streetscape with a couple of excellent parks, along with a minimal concrete-jungle feeling. In addition, plenty of its heritage red brick and otherwise homes add a bit of an old-timey “British Sydney” feel that dates back decades & gives the suburb character.

Its station-adjacent cafe and shopping strip is dotted with the likes of bakeries, cake shops and gyms, with an IGA and other little grocery stores for daily needs, while neighbouring Mortdale has a Woolworths as well. Likewise, families have a fair bit to benefit from here due to Penshurt’s pretty substantial array of public/private schools and learning centres.

It’s also largely quiet, outside of the occasional spot of aircraft noise, and just a solid all-rounder overall for a still-pretty-reasonable price – particularly if you’re happy with apartment/unit living.

Read the full review >

9. Como

What we liked: abundant pretty nature; great water views; great public park spaces; train connectivity; peace & quiet

What we didn’t like: lack of amenities; awkward spot for driving out of

One for those who put the combination of peace and quiet and nature above most other factors that make for a pleasant place to live, Como at the tip of Sutherland Shire offers a natural aspect that would even make those in various far-more-pricey northern suburbs jealous.

A compact little suburb largely encircled by the waters of the Woronora & Georges rivers, Como is abundantly green from end-to-end. All this while still sitting in a location that’s quite practical for those who are looking for a train-based springboard into Sydney city, while still then being able to return home to a good nights’ sleep.

Peaceful, pleasant little suburbs like this often don’t have train stations, but Como is an exception; it offers a rail-based journey into the CBD in around 30 minutes, which these days by Sydney standards is highly desirable.

 

 

 

 

 

 

View this post on Instagram

 

 

 

 

 

 

 

 

 

 

 

 

A post shared by suansita (@suansita)

It also offers the chance at multiple premium waterfront views and aspects for those willing to fork out more coin for their housing. And even those who don’t can still mosey on down and enjoy great little water-adjacent spots like the Como Pleasure Grounds & its associated little cafe/restaurant combo. Meanwhile the Como Hotel is a great historic-style pub for a drink or a bite to eat, with yet another enjoyable outlook out over the green and blue scenery on offer while there.

While its house prices currently sit slightly above the Sydney median, they’re not overly so – and when compared to the majority of other waterfront, green & pretty suburbs throughout the semi-centre of Sydney, the price still looks like a relative discount. Especially considering the quality of the streetscape/scenery/train connectivity/extremely low crime mix that Como offers.

The main downside to Como is its lack of amenities. It’s got a single, tiny little retail strip, corner store, bottle shop & a minimal cafe scene, but this is also a large contributor to what keeps it so quiet… and making the sub-10-minute drive to the likes of Sutherland for some supermarket shopping is hardly much of a sacrifice.

Read the full review >

8. Padstow

What we liked: good price to location ratio; good train connectivity/commute times; easy access to main roads; decent greenery

What we didn’t like: parts of suburb are “ugly”; some traffic/road noise issues

As the COVID-19 pandemic subsided and the cost of housing in Sydney skyrocketed, a ripple effect of people looking to buy houses being forced out an extra “ring” or two further back from the CBD happened. This translated into many having to discard their inner-city-living dreams and instead settle for some of the ‘best of the rest’ in the next-tier of suburbs.

This also had the effect of many people realising “hey you know what – anything outside of the Eastern Suburbs or Inner West actually isn’t automatically a terrible place to live!”. Padstow is one of the prime examples of these so called ‘second-tier’ areas that provide a good balance between price and home size while not lacking in other essentials as well.

Padstow in particular boasts an extremely ‘central’ location relative to Sydney’s geography, making for a practical and viable suburb to cater to a whole range of people who work in a whole range of areas of Sydney other than just the CBD. It’s neither too far east, south or west to make the journey to any number of working hubs in the city too far out of reach, with good immediate road access to many.

Not bad for a place where you can still buy a house for ~12% below median Sydney prices at time of writing.

What used to be largely a blue-collar, working-class suburb has gentrified somewhat over time, and present-day Padstow now offers a solid mix of housing types (although it’s still detached-house-heavy).

This has also come with an increasing amount of subdivision having occurred, meaning there’s now a solid array of newer duplexes and the like to choose from as well.

 

 

 

 

 

 

View this post on Instagram

 

 

 

 

 

 

 

 

 

 

 

 

A post shared by Padstow Park Hotel (@padstowparkhotel)

This means you’ve now got a pretty strong array of choice between Padstow’s older, typically red-brick or fibro houses on larger blocks, or newer, typically smaller options while still benefitting from its decent overall streetscape.

Outside of the slice of the suburb that’s dedicated to industrial/warehousing zoning, its general residential streets are well taken care of and home to more greenery than you might otherwise think.

It’s also quite well-equipped amenity-wise, with its hub of little takeaway stores and other dining around Howard Road/Padstow Parade offering a range of spots to get a bite to eat as well as boutique storefronts, while a few other old-time-style little milk bar joints and cafes lie dotted elsewhere throughout the suburb too.

Padstow’s living areas are also low-crime, while the suburb is also equipped with a train station that offers a commute into the city of just over 30 minutes. Not bad for a place where you can still buy a house for ~12% below median Sydney prices at time of writing.

Read the full review >

7. Croydon

What we liked: good value vs. other Inner West alternatives; highly safe; good rail connectivity/quick commute; charming streetscape

What we didn’t like: minimal nightlife/activities; prices have spiked recently

Croydon might not have the ‘brand recognition’ that some of the fancier Inner West Sydney suburbs do, and that just may be exactly why it continues to fly a little bit under the radar compared to some of its perceived “cooler” peers in the region.

Situated in a position that’s actually closer to the Sydney CBD as the crow flies (just over 20 minutes on the train into the city) than some of its more expensive neighbours immediately west, Croydon is the epitome of “the Inner West for families” as opposed to the younger, party crowd.

It’s home to an extremely high concentration of quality schools between both itself and neighbouring Burwood, sure – but it’s also both its public spaces, excellent parks and charming streetscape which help make it feel that extra bit special.

 

 

 

 

 

 

View this post on Instagram

 

 

 

 

 

 

 

 

 

 

 

 

A post shared by G r a h a m M P a y n e 💦 (@ham1payne)

Between its peaceful and green back streets dotted with a mix of well-kept old brown and red brick freestanding homes along with options for higher-density, more modern apartments near the station, Croydon offers a balanced environment home-wise for a range of different budget levels.

Prices here are often substantially cheaper than its immediate neighbours – by as much as several hundred thousand dollars for home buyers, or ~$50 per week cheaper to rent – with no real loss of quality of life other than direct access to bars or clubs. And hey, if you want that, then simply jump on the train and travel a few stops over to Newtown for nightlife, or Burwood for shopping, then return home to peace and quiet of an evening afterwards.

Add in the fact that it’s one of the safest suburbs in all of the Inner West when it comes to crime rates, and it’s a “crime” in itself that Croydon isn’t talked about more in terms of first-choice suburbs to live in this part of Sydney. It’s not as cheap as it once was, but it’s still better value than many of its peers that offer (we’d argue) a slightly worse standard of living for those who feel they must live in this area.

Read the full review >

6. Dulwich Hill

What we liked: pretty streetscape; low crime; excellent parks; lovely architecture; central location; good cafe scene; strong public transport

What we didn’t like: price; lack of larger shopping; some traffic issues

Well, if you’re going to have to fork out current premium Inner West prices, you might as well get one of the best overall suburbs for your money.

Our pick of the ‘most pleasant’ of the Inner West as a place to live, Dulwich Hill showcases most of the best of the region in one fairly compact little hub. Its streetscape exudes charm, with its park spaces full of a wide array of botanic types that are all immaculately kept and add a bit more variety than your standard suburban parkland.

It’s largely peaceful and very green throughout, and is a pleasure to simply ‘be’ in.

 

 

 

 

 

 

View this post on Instagram

 

 

 

 

 

 

 

 

 

 

 

 

A post shared by Julz (@while_out_wandering)

Its houses are often-wonderful examples of both Federation & Art Deco architecture and talented gardening, and the suburb’s flower-heavy and often very colourful. Its cafe and bar scene is burgeoning, and there’s often plenty of locals and visitors alike enjoying eating and drinking al fresco.

Public transport is a major plus here as well; with not only heavy rail but also tram/light rail connectivity, and plenty of bus routes, it’s never hard to get from A to B and the city is only a 20 minute train ride away.

Dulwich Hill also sits in an ideal position that gives it direct access to multiple varied other suburbs nearby that each offer something different – Marrickville for drinks, Petersham for dining and Ashfield for shopping, for example – with the benefit of being able to return home to peace and quiet afterwards.

Read the full review >

5. Hornsby

What we liked: good shopping & amenities; highly family-friendly; reasonable property prices (especially units); greenery; rail connectivity

What we didn’t like: traffic to city; relative lack of restaurants/nightlife; crowding starting to become an issue

Some may scoff at Hornsby sitting this high on this list given that it’s not individually remarkable in any one aspect – but when the balance of its positives are taken into account, you’re left with one of the best all-rounder suburbs in Sydney.

The tiny amount of negatives that Hornsby has (yes, it’s probably a bit further from the city than some would like, and yes, it’s not exactly a culinary hotspot) are more than offset by its positives.

 

 

 

 

 

View this post on Instagram

 

 

 

 

 

 

 

 

 

 

 

A post shared by Stone Real Estate Hornsby (@stone.hornsby) on Oct 15, 2019 at 12:30am PDT

First and foremost is its array of amenities. Hornsby is so well-equipped for what is really a physically pretty small suburb that there’s seldom any need to go elsewhere.

An expansive Westfield complex, plenty of big-box stores and homegoods warehouses, nearly countless family-friendly parks, swimming complexes, cafes and dining… Hornsby is almost a self-contained mini-city at this point.

This helps offset the distance from Sydney city quite a bit, as does its very good rail connectivity. A 40 minute train ride in which you can typically get a seat is a reasonable prospect as far as Sydney goes, and comes with the added bonus of easy access to the Central Coast as well.

Hornsby’s price-versus-benefits ratio is also still quite strong – although it’s gotten more expensive, and we used to recommend it even more highly – with plenty of housing types to choose from and some still-relatively-good value property still to be had despite its growing popularity.

It’s an incredibly family-friendly suburb with a nice, green and safe streetscape all without being in the middle of nowhere, and access to huge amounts of greenery just a short drive away.

Living in Sydney is all about compromises for the non-rich, and currently Hornsby offers what we believe is one of the most reasonable, in return for not too much of a hole in your pocket. It’s starting to get a little more crowded however, so it will be interesting to see how it holds up infrastructure-wise as time goes on.

Read the full review >

4. Oatley

What we liked: pretty streetscape; great parklands; clean & green; peaceful but still has amenities; highly family-friendly

What we didn’t like: price; sometimes infrequent train services; lack of bigger retail

For those who’ve always found the lifestyle of Sutherland Shire appealing but haven’t wanted to commit to living so far away from the city, Oatley may just be your best possible alternative given the high standard of living it offers.

This is particularly true for families, as it’s got that ideal blend of parks, quiet, schools, low crime, and living space that make for the perfect mix for raising kids.

 

 

 

 

 

View this post on Instagram

 

 

 

 

 

 

 

 

 

 

 

A post shared by Archie (@archie_the_goodboi) on Oct 19, 2019 at 11:21pm PDT

Its Hotel and decent little mix of shops/cafes and other amenities on either side of the suburb help flesh it out a bit more than other more empty residential suburbs, while its nice central park areas service as a good focal point for weekend barbecues and the like. Oatley Park is another of the nicest spots that also offers excellent play facilities for the kids as well.

This also comes without sacrificing too much connectivity. While its train station sees pretty infrequent services outside of peak hours, this is manageable given how driveable the surrounding area is as well.

With both Hurstville and Miranda not far away either, bigger-scale shopping needs are easily taken care of.

Oatley’s pretty pricey, but it also “feels” premium in return. If it hadn’t gotten even more expensive lately, Oatley may have ended up on top of the list; but if you’re going to pay ‘overs’, you might as well get a place that ticks a LOT of boxes in terms of overall quality of life – and Oatley excels in that regard.

It also has a pretty decent quantity of unit/apartment inventory for a quieter suburb, so even those who can’t (or simply don’t want to) fork out for a detached house can still benefit from the high-end environment on offer here for a more reasonable price that’s closer to the Sydney median.

Read the full review >

3. Engadine

What we liked: reasonable prices; low crime; nice roomy housing blocks; tons of greenery/sporting fields/outdoor areas; decent central amenity district; rail connectivity

What we didn’t like: car-centric; drive to the CBD/out of the Shire from here is a chore

A roomy, family-oriented Sutherland Shire suburb that’s unfairly become more famous for various “Scott Morrison Maccas” jokes in past years rather than anything to do with it as a place to live, Engadine provides many of the key essentials that make for a pretty high quality of life.

This is another suburb where most of its living-quality markers all rate high scores – think a minimal crime rate, a solid rail connection, decent enough amenities, plenty of spacious parks, etc. All this while also still sitting below the Sydney median house price marker (about ~15% below the price of the average detached house at time of writing).

Most of the suburbs featured on this list are workmanlike, non-flashy suburbs that still offer an array of benefits to daily life, and Engadine is no exception. The suburb lies a little deeper in the Shire than some may like, but that is offset by its train connectivity to the city; it may look far away from the Sydney CBD ‘as the crow flies’, but morning services can have you at Central in around 40 minutes.

Its central hub area again is not visually anything spectacular, but it is well-equipped. It comes with multiple supermarket options (including an Aldi), a handful of cafes and an array of useful services that mean you can get most of what you need on a regular basis without having to drive to Westfield Miranda should you choose not to.

 

 

 

 

 

 

View this post on Instagram

 

 

 

 

 

 

 

 

 

 

 

 

A post shared by Chilbys_Australian_Landscapes (@chilby_photo)

Engadine’s highly green and bush-draped overall, with residential streets featuring plenty of tree cover and some nice views over its valley-style reserves. It also features a wide range of parks, ovals and other outdoor facilities ideal for those with either active lifestyles or kids who enjoy playing outdoors.

Its position means you can also pick from either driving to the beach at Cronulla for some “gold”, or into Royal National Park for some “green” in 20-ish minutes. And if the fairly-limited dining scene on offer gets a little stale, you can hop on the train and be in spots like Hurstville within around the same amount of time as well.

Perhaps its only downside is its car-centric nature given the suburb is fairly steep in spots as it lies draped along a hill; and if that’s the worst you can say about a place where you’re paying below-average house prices, then it’s an indicator that’s a pretty damn good place to live.

Read the full review >

2. Holsworthy

What we liked: one of the best value for money suburbs remaining in Sydney; highly safe; well-kept streetscape; good rail connectivity

What we didn’t like: a little lacking in amenities; a functional but not “beautiful suburb”; bushfires an issue

In the present day in Sydney, if you’re wanting a detached house for below-median prices, most people have resigned themselves to the fact they’ll have to live an hour+ commute away from the CBD and simply deal with it. Either that, or opt for a place with some kind of dodginess or crime issues, and hope it rapidly gentrifies over time.

It’s surprising, then, that places like Holsworthy continue to fly under the radar somewhat given it has none of these real typical negatives and yet still remains relatively affordable by Sydney standards.

At time of writing at end of 2024, Holsworthy still sits around 30% below the Sydney median price for detached houses. While that’s still “by Sydney standards”, the fact that this comes with a suburb that’s still a pretty pleasant place to live AND has heavy rail connectivity that can have you in the city in under a 40 minute train journey is a complete rarity these days.

And it’s not like Holsworthy is some crime-ridden hellscape – far from it. This is a suburb that’s highly safe, largely well-kept if not “flashy”, offers largely detached houses to choose from on decent block sizes, is mostly peaceful and quiet… and yet still sits within easy driving distance of bigger, busier hubs. Spots such as Bankstown or Revesby, or even Sutherland Shire are all easily accessible for larger-scale shopping needs.

 

 

 

 

 

 

View this post on Instagram

 

 

 

 

 

 

 

 

 

 

 

 

A post shared by Lisa (@sassenach_australis)

It also has its own decent little adjacent hub of amenities courtesy of its shopping village in neighbouring Wattle Grove (the two suburbs essentially meld into one big suburb as there’s not much difference between them, other than Holsworthy’s being home to the military barracks) for groceries and other basic needs.

Holsworthy also offers a solid array of townhouses for those not wanting to go for a fully-freestanding home & help keep costs down. Plus it has strong public schooling options for those with kids, and sits pretty close to the motorway for those who need to drive to work or simply visit elsewhere by car.

In all, Holsworthy feels like one of only a handful of remaining true “value” suburbs in Sydney without making significant sacrifices in terms of quality of life. Being able to get yourself a tidy little detached home for around ~$300k less than the Sydney median – without living in a generic suburban cookie-cutter new estate – makes it still something of a bargain, despite rising in prices along with all of the rest of Sydney since the pre-pandemic days.

Read the full review >

1. Jannali

What we liked: peace and quiet; rail connectivity; low crime; sufficient amenities; reasonable property prices for quality/size; clean & green

What we didn’t like: lack of bigger shopping; relative lack of dining; limited denser housing options

In order to sit at #1 on this list, it’s the relative value for money that helps Jannali fare so well as a place to live compared to many of the other suburbs we assessed. You’re simply getting a lot more house and/or land for similar pricing than you’d get just 10 minutes closer to the city, without sacrificing much in the way of connectivity to boot.

Jannali is still priced slightly below the median house/apartment price for Sydney even despite all the recent price spikes elsewhere, and yet it offers a very-much-above median lifestyle. That’s the exact kind of value we’re aiming for, and that you’re probably likely after if you’re reading this as well.

What used to be a literal non-event in past times in terms of amenities or goings-on has had enough development in recent years to augment its spacious living and great greenery.

 

 

 

 

 

 

View this post on Instagram

 

 

 

 

 

 

 

 

 

 

 

 

A post shared by Evangeline Ruru (@little_fish_ruru)

Nowadays there’s JUST enough little shops, cafes and even spots to enjoy a drink, and its little main shopping strip more than enough to get by on a daily basis – along with bigger retail at nearby Miranda & Sutherland just a stone’s throw away.

If you’ve ever been thinking about taking the plunge in this part of Sydney, as far as our ratings go Jannali still checks the most boxes in “the Shire” when factoring in price/value for money.

It might not be as flashy as Cronulla or fashionable as Woolooware or even Caringbah, but its proximity to all of those means you can still easily visit them at will anyway (while saving yourself several hundred thousand dollars in housing costs). The streetscape of Jannali has also become a bit more well-rounded in terms of accommodation types with the addition of newer unit blocks in recent years as well, opening the suburb up to more people.

It’s got plenty to appeal to families, with a handful of great schools, and is very safe with wide, quiet streets. Its train station means around a 40 minute train ride into the city is manageable, while all the nature and greenery of Royal National Park and the Woronora area is right on your doorstep as well.

All of the above are why it currently sits atop our list as we wrap up 2024.

Read the full review >

Honourable mentions: Mortdale, East Hills, Woodpark, Panania