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Bulli, NSW 2516
Suburb profile: median house and unit prices, rental yield, capital growth, vacancy and demographics
Data updated
Median House
$1,835,000
market range $1.8M-$1.9M
Median Unit
$875,000
market range $825K-$1.1M
Gross Yield (units)
4.4%
1yr Growth (houses)
+7.5%
market range +5.0% to +12.5%
Investment snapshot for Bulli
Bulli has enough public data for first-pass screening across yield, vacancy, price and supply signals.
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Bulli market and investor summary
Bulli (NSW 2516) runs a median house price of $1.8M. House prices have moved +7.5% over the past year and +12.0% over three years. At 0.9% vacancy, it is a tight rental market that favours landlords.
Rental demand looks steady, with vacancy at 0.9% and a resident base that is not shrinking.
Living in Bulli: people, income and schools
Bulli has a resident population of roughly 6,798, a number that has held fairly steady over five years. The median age is 40, skewed a little older, and 78% of homes are owner-occupied. Owner-occupiers dominate, so stock turns over slowly and listings can be thin when you are trying to buy.
Households here earn a median of about $121,000 a year, or roughly $2,330 a week. On socio-economic measures it ranks among the most advantaged in the country (9 out of 10 on the ABS advantage index). At current prices a median house runs to a steep 15.1 times local household income, so affordability is a genuine constraint on local buyers. Incomes have risen about 15% over five years, which tends to underpin what local buyers can pay.
There are 17 schools within about 5km, testing a little above the national school average on ICSEA. It is roughly 58 km from the CBD. It is fairly car-dependent; the suburb scores 40 for walkability and 42 for transit out of 100. Fixed broadband is delivered over the NBN's Fibre to the Premises.
- Population
- 6,798
- +1% over 5yr
- Median age
- 40 years
- Median household income
- $121,000/yr
- Households renting
- 21%
- Family households
- 77%
- Socio-economic rank
- 9/10
- ABS advantage index
- Schools within 5km
- 17
- avg ICSEA 1093
- Unemployment
- 3.6%
- Distance to CBD
- 58 km
- Walk score
- 40/100
Demographic, school and socio-economic figures are sourced from the ABS Census, SEIFA and ACARA. Property metrics reflect PropRadar's latest data.
Properties in Bulli
View all →Frequently asked questions about Bulli
What should I check before investing in Bulli?
Bulli 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. Capital growth of +7.5% in the past year shows positive recent price momentum. Compare those signals with nearby suburbs and individual listings before relying on the suburb-level view.
What are typical property prices in Bulli?
The median property price in Bulli, NSW 2516 is $1.8M for houses and $875K for units.
What rental yield does Bulli show?
The gross rental yield in Bulli is 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 Bulli?
House prices in Bulli are up 7.5% over the past year and up 12.0% over three years. 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 Bulli?
The current vacancy rate in Bulli is 0.9%. A rate under 2% generally signals a tight rental market. This suburb's rental market is very tight, with landlords typically holding strong bargaining power and low rental downtime.
How many people live in Bulli?
Bulli has a population of approximately 6,798 residents, with a median age of 40.
What schools are near Bulli?
There are 17 schools within roughly 5km of Bulli. Their average ICSEA is a little above the national mean of 1000. ICSEA is the ABS measure of a school community's socio-educational advantage.
Is Bulli affordable to buy in?
A median house in Bulli costs about 15.1 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 Bulli's population growing?
The population of Bulli has held roughly flat over five years. Population growth feeds underlying housing demand, so it is worth weighing alongside price and yield.
How far is Bulli from the CBD?
Bulli is about 58 km from the CBD.
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