Bullarook vs Keilor East
Property investment comparison - Bullarook, VIC 3352 vs Keilor East, VIC 3033
Head-to-head across core investment metrics: Bullarook wins 1, Keilor East wins 2. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Bullarook | Keilor East |
|---|---|---|
| Median house price | $1.1M | $1.1M |
| Median unit price | - | $710K |
| Gross rental yield (houses) | 1.91% | 2.84% |
| Gross rental yield (units) | - | 4.30% |
| 1-year house growth | - | +10.8% |
| 3-year house growth | - | +15.4% |
| Vacancy rate | 1.6% | 0.8% |
| Population | 77 | 15,078 |
Bullarook vs Keilor East: what the numbers say
The median house price is $1.1M in Bullarook and $1.1M in Keilor East, so Bullarook is the cheaper entry point.
On cash flow, Keilor East leads: houses there return a gross rental yield of 2.84%, compared with 1.91% in Bullarook, a gap of 0.93 percentage points.
Rental vacancy is 0.8% in Keilor East and 1.6% in Bullarook, so landlords in Keilor East face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Keilor East is the bigger suburb, with a population of 15,078 against 77, roughly 196 times the size of Bullarook; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Keilor East for rental income, Bullarook for a lower purchase price, Keilor East for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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