Bulli vs Kareela
Property investment comparison - Bulli, NSW 2516 vs Kareela, NSW 2232
Head-to-head across core investment metrics: Bulli wins 4, Kareela 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 | Bulli | Kareela |
|---|---|---|
| Median house price | $1.8M | $1.8M |
| Median unit price | $875K | $1.0M |
| Gross rental yield (houses) | - | 3.41% |
| Gross rental yield (units) | 4.40% | 3.29% |
| 1-year house growth | +7.5% | +5.1% |
| 3-year house growth | +12.0% | +18.9% |
| Vacancy rate | 0.9% | 3.2% |
| Population | 6,798 | 3,572 |
Bulli vs Kareela: what the numbers say
The median house price is $1.8M in Bulli and $1.8M in Kareela, so Kareela is the cheaper entry point.
For units, Bulli sits at a median of $875K against $1.0M in Kareela, which makes Bulli the more affordable unit market and Kareela the pricier one.
Over the past year house prices moved +7.5% in Bulli and +5.1% in Kareela, so recent momentum favours Bulli, although both suburbs recorded growth.
Looking back three years, Bulli houses are +12.0% and Kareela houses +18.9%, so Kareela has compounded faster than Bulli over the longer window.
Rental vacancy is 0.9% in Bulli and 3.2% in Kareela, so landlords in Bulli face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bulli is the bigger suburb, with a population of 6,798 against 3,572, larger than Kareela; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Kareela for a lower purchase price, Bulli for recent price momentum, Bulli 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
Compare any 2-4 Australian suburbs
Build your own multi-suburb comparison with the full interactive tool.
Open interactive comparison