Bulleen vs Richmond
Property investment comparison - Bulleen, VIC 3105 vs Richmond, VIC 3121
Head-to-head across core investment metrics: Bulleen wins 2, Richmond 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 | Bulleen | Richmond |
|---|---|---|
| Median house price | $1.4M | $1.4M |
| Median unit price | - | $780K |
| Gross rental yield (houses) | - | 3.41% |
| Gross rental yield (units) | 4.80% | 4.13% |
| 1-year house growth | +0.8% | -3.2%estimate |
| 3-year house growth | -2.4% | - |
| Vacancy rate | 2.8% | 1.8% |
| Population | 11,219 | 28,587 |
Bulleen vs Richmond: what the numbers say
The median house price is $1.4M in Bulleen and $1.4M in Richmond, so Richmond is the cheaper entry point.
Over the past year house prices moved +0.8% in Bulleen and -3.2% in Richmond (an estimate), so recent momentum favours Bulleen, while Richmond went backwards.
Rental vacancy is 1.8% in Richmond and 2.8% in Bulleen, so landlords in Richmond face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Richmond is the bigger suburb, with a population of 28,587 against 11,219, roughly 2.5 times the size of Bulleen; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Richmond for a lower purchase price, Bulleen for recent price momentum, Richmond 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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