Pitt Town Bottoms, NSW 2756

Pitt Town Bottoms is the historic floodplain suburb beside the Hawkesbury River — the site of the district's very first land grants, when Lieutenant-Governor Francis Grose gave fifteen 30-acre farms to free settlers in 1794 and fresh produce was shipped down the river to the infant Sydney settlement. The 'bottoms' are the low-lying river flats west of the Pitt Town village escarpment: today a deeply rural landscape of turf farms — Pitt Town Bottoms is a major base of the Sydney lawn turf industry — scattered farmhouses, and a popular radio-controlled aircraft flying field. With only about 85 residents at the 2021 census, it is one of the Hawkesbury's quietest, most sparsely settled pockets, 58 km north-west of the Sydney CBD.

At a Glance

Transport

Pitt Town Bottoms has no railway station and no meaningful public transport network — it is a car-dependent rural locality reached along Pitt Town Bottoms Road off the Pitt Town/Windsor road network. The nearest stations are Windsor and Mulgrave on the Richmond line, with Mulgrave about 4.8 km away as the crow flies (AusPropertyFinder). Busways' route 672 (Wisemans Ferry to Windsor loop) is tagged to the Pitt Town Bottoms/Pitt Town area but service through the flats themselves is minimal to non-existent — residents rely on private vehicles (Busways).

Schools

There is no school within Pitt Town Bottoms itself — AusPropertyFinder records 'no schools within this area's boundary' (AusPropertyFinder). Properties in the suburb sit in the catchment of Pitt Town Public School (K–6 government primary, in the immediately adjacent suburb of Pitt Town on Buckingham Street) and of Windsor High School at South Windsor for secondary.

Shopping & Amenities

Amenities are essentially non-existent in-suburb: there is no shopping village or retail centre along the river flats — the closest shops are the Pitt Town village centre in the adjacent suburb of Pitt Town and the larger Windsor town centre a few kilometres south. The one notable local facility is the H2O Ski School waterski operation at 473 Pitt Town Bottoms Road, plus farm-based holiday accommodation (Hipcamp 'Down by the Hawkesbury') on the flats (australia247; Hipcamp).

Parks & Outdoors

The Hawkesbury River is the suburb's defining outdoor asset — Pitt Town Bottoms is bounded in the west by the river, and its low-lying alluvial flats (the 'bottoms') run right down to the water, with river views across to the Blue Mountains. The working turf farms and market-garden paddocks ARE the landscape, and the suburb hosts a popular radio-controlled aircraft flying field for hobbyists. Adjacent Pitt Town's heritage village and the riverfront are a short drive north, and Scheyville National Park lies close by across the Pitt Town/Oakville boundary.

Property Market

For a comparison of Pitt Town Bottoms against the rest of Sydney, see our Sydney property price map. The sales market in Pitt Town Bottoms is extremely thin: AusPropertyFinder reports 'not enough data' for a 12-month house median, with land the dominant property type (about 65% of sale records) (AusPropertyFinder). The median land value across 21 properties is $953,000 (NSW Valuer General, 2025 base year), and acreage listings typically price from the high-$1Ms to $2M+: for example, 571 Pitt Town Bottoms Road (6.43 ha rural, in the Pitt Town PS/Windsor High catchments) carries an estimated range of $2.38M–$2.7M. The hint-range of roughly $1.4–2.0M for house sales is plausible for this market, but with so few sales no reliable suburb median exists — expect per-property (block size, river frontage, flood history) pricing. Most of the suburb is river-flat floodplain, and the NSW flood history of the Hawkesbury flats is a key due-diligence consideration for buyers.

New Developments

No significant developments exist or are proposed in Pitt Town Bottoms — it remains working farmland on the river flats, protected in practice by its floodplain status and rural zoning. Nearby growth is confined to the Pitt Town village fringe (e.g. the Rivière house-and-land estate in adjacent Pitt Town) rather than the Bottoms themselves (OpenLot).

Jobs & Local Economy

Jobs are overwhelmingly agricultural: Pitt Town Bottoms is a major base of the Sydney lawn turf industry, with turf farms and horticulture the main land use, alongside the small local H2O Ski School waterski business and farm-stay operations. Most residents work outside the suburb in the Windsor–Richmond corridor and western Sydney (AusPropertyFinder).

Nearby Suburbs

Pitt Town, Oakville, Windsor, McGraths Hill, Freemans Reach, Wilberforce, Cornwallis

Sources & method

Researched 5 September 2026 from named public sources — census and government records, transport authorities, council and planning documents — plus published sales data. Where sources disagree on a figure, the guide says so rather than picking one.

Corrections are welcome — if something here is out of date or wrong, tell us and we will fix it.

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