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Bulla, VIC 3428
Suburb profile: median house and unit prices, rental yield, capital growth, vacancy and demographics
Data updated
Median House
$1,715,000
market range $1.1M-$1.7M
Median Unit
$650,000
Gross Yield (houses)
1.9%
1yr Growth (houses)
-10.6%
market range -17.5% to +20.0%
Investment snapshot for Bulla
Bulla has enough public data for first-pass screening across yield, vacancy, price and supply signals.
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Bulla market and investor summary
In Bulla, VIC 3428, the median house sells for around $1.7M, on a gross rental yield of 1.9% for houses. House prices have moved -10.6% over the past year. At 2.6% vacancy, it is a broadly balanced rental market.
For an investor, this reads as a capital-growth market more than a cashflow one. A gross house yield around 1.9% will not cover holding costs in the early years, so the case leans on price appreciation.
Living in Bulla: people, income and schools
Bulla has a resident population of roughly 668, and the area has been growing steadily, up about 26% over five years. At a median age of 45, it reads as skewed a little older, and 90% of homes are owner-occupied. Owner-occupiers dominate, so stock turns over slowly and listings can be thin when you are trying to buy.
The typical household income runs to around $90,000 a year (about $1,740 a week). On socio-economic measures it ranks comfortably above the national middle (7 out of 10 on the ABS advantage index). At current prices a median house runs to a steep 19.0 times local household income, so affordability is a genuine constraint on local buyers.
Bulla sits about 24 km from the CBD. It is fairly car-dependent; the suburb scores 3 for walkability and 1 for transit out of 100. Fixed broadband is delivered over the NBN's Fixed Wireless.
- Population
- 668
- +26% over 5yr
- Median age
- 45 years
- Median household income
- $90,000/yr
- Households renting
- 10%
- Family households
- 55%
- Socio-economic rank
- 7/10
- ABS advantage index
- Unemployment
- 3.7%
- Distance to CBD
- 24 km
- Walk score
- 3/100
Demographic, school and socio-economic figures are sourced from the ABS Census, SEIFA and ACARA. Property metrics reflect PropRadar's latest data.
Properties in Bulla
View all →Frequently asked questions about Bulla
What should I check before investing in Bulla?
Bulla has enough public data for first-pass screening across yield, vacancy, price and supply signals. Unit gross rental yield of 4.4% gives a usable rent-to-price starting point. Compare those signals with nearby suburbs and individual listings before relying on the suburb-level view.
What are typical property prices in Bulla?
The median property price in Bulla, VIC 3428 is $1.7M for houses and $650K for units.
What rental yield does Bulla show?
The gross rental yield in Bulla is 1.9% for houses and 4.4% for units. Gross yield is calculated as annual rent divided by property price, and it doesn't account for expenses or tax.
What does recent house price growth show for Bulla?
House prices in Bulla are down 10.6% over the past year. Capital growth is a key driver of total investment return, so pair it with rental yield to get a full picture.
How tight is the rental market in Bulla?
The current vacancy rate in Bulla is 2.6%. A rate under 2% generally signals a tight rental market. This suburb's rental market is balanced, favouring neither landlords nor tenants strongly.
How many people live in Bulla?
Bulla has a population of approximately 668 residents, with a median age of 45.
Is Bulla affordable to buy in?
A median house in Bulla costs about 19.0 times the median local household income (a high multiple that makes the suburb a stretch for median local earners). The ratio compares the median house price with annual household income; it is a rough affordability gauge, not a substitute for your own borrowing assessment.
Is Bulla's population growing?
The population of Bulla has grown about 26% over the past five years, an above-average pace. Population growth feeds underlying housing demand, so it is worth weighing alongside price and yield.
How far is Bulla from the CBD?
Bulla is about 24 km from the CBD.
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