Bulli vs North Kellyville

The median house price is $1.8M in Bulli and $1.8M in North Kellyville, so Bulli is the cheaper entry point, with North Kellyville houses about 1% dearer.

For units, Bulli sits at a median of $875K against $700K in North Kellyville, which makes North Kellyville the more affordable unit market and Bulli the pricier one.

Over the past year house prices moved +7.5% in Bulli and +1.7% in North Kellyville, so recent momentum favours Bulli, although both suburbs recorded growth.

Looking back three years, Bulli houses are +12.0% and North Kellyville houses +25.7%, so North Kellyville has compounded faster than Bulli over the longer window.

Rental vacancy is 0.9% in Bulli and 3.0% in North Kellyville, so landlords in Bulli face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

North Kellyville is the bigger suburb, with a population of 17,401 against 6,798, roughly 2.6 times the size of Bulli; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Bulli 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.