Chart Color Schemes
This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
ABS ERP | -- people | --
2021 Census | -- people
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
Find a Recent Sale
Sales Detail
Bulimba has an estimated 7,973 residents, up from 7,407 at the 2021 Census — a change of 566 people, or 7.6%. Growth has averaged 0.9% a year over five years. 153 new addresses have been validated here since Census night. Overseas migration accounts for 95.9% of that increase. That puts 3,870 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to research conducted by AreaSearch, the resident count in Bulimba stands at approximately 7,973 as of Aug 2026. This represents an addition of 566 people (7.6%) relative to the 2021 Census tally of 7,407 people. This upward trend is derived by combining the ABS estimated resident population figure of 7,925 recorded as of June 2025 with 153 validated new addresses confirmed following the Census. Consequently, population density reaches 3,870 persons per square kilometer, placing the suburb in the top 10% across the country and creating intense competition for local land.
The 7.6% expansion observed since the census trails the 9.5% nationwide benchmark by only 1.9 percentage points, highlighting solid demographic momentum. The primary catalyst behind these population gains has been overseas migration, accounting for nearly 95.9% of the overall increase across recent periods. Projections for each SA2 district rely on ABS/Geoscience Australia models published in 2024 using 2022 baseline figures. Where this series lacks coverage, or for horizons extending beyond post-2032, figures incorporate Queensland State Government SA2 forecasts issued in 2023 based on 2021 numbers. Because these state forecasts omit specific age brackets, AreaSearch applies age cohort distribution weightings from the 2023 ABS Greater Capital Region release (utilising 2022 data). Looking forward, population growth is anticipated to outpace the median of Australian statistical areas, expanding by 1,111 persons by 2041 relative to current annual ERP figures, which equates to a cumulative gain of 13.3% across the 16 years.
Frequently Asked Questions - Population
137 new dwellings have been approved in Bulimba over the past five years, an average of 27 a year. That places the area in the 51st percentile for residential development activity nationally, about 3 approvals per 1,000 residents a year. Of the 28 dwellings approved in the latest reporting year, 36% were detached houses and the rest townhouses or apartments. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Residential planning activity across Bulimba has registered approximately 27 annual dwelling approvals, delivering 137 homes over the past 5 financial years. Across the past 5 financial years (between FY-22 and FY-26), the locality absorbed an average of 2.6 people per year per newly completed residence, underscoring strong underlying property demand. Construction values reflect this focus on the upper end of the residential sector, with building costs averaging $883,000 per home. Alongside residential activity, $9.3 million in commercial approvals was registered this financial year, reflecting modest commercial building activity. Per capita construction volumes in Bulimba track at roughly three-quarters the level seen across Greater Brisbane, positioning the suburb at the 48th percentile across the country and creating tighter purchasing conditions that support demand for established dwellings.
The profile of recent residential building consists of 36.0% detached dwellings alongside 64.0% attached dwellings. This shift toward medium-and-high-density housing creates accessible options suited to downsizers, newcomers, and property investors. Overall, a metric of around 306 people per dwelling approval characterizes this emerging development landscape. Projections indicate that Bulimba will accommodate an additional 1,063 residents leading up to 2041, based on the latest AreaSearch quarterly estimate. Current construction rates continue to align with forecasted demographic needs, though prospective purchasers are likely to face increasing competition for housing as the local community expands.
Frequently Asked Questions - Development
Development applications around Bulimba
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 14 current infrastructure and development projects inside Bulimba, worth an estimated $2.27 billion. A further 139 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $64.5 billion. 39 are already under construction and 64 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and transport & logistics. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Public investment and planned civil works remain central drivers of local economic vitality and urban development. AreaSearch has pinpointed 27 projects possessing the capacity to shape the surrounding district. Prominent developments include the Oxford & Princess - Bulimba Mixed-Use Development, QParks Group - 5 Riding Road Mixed-Use Development, Bulimba State School Infrastructure Upgrade, and the Bulimba Memorial Park and Community Centre Upgrade.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.
Frequently Asked Questions - Infrastructure
Riverside Green - Bulimba Creek Parkland Enhancement
Brisbane City Council is delivering enhancements along the Bulimba Creek corridor focused on upgraded shared pathways, improved stormwater treatment, native vegetation restoration, renewed recreation spaces and improved community access to strengthen the ecological health and recreational value of the creek corridor. Works form part of Council's ongoing suburban parks improvement program with completion targeted during 2026.
Bulimba Memorial Park and Community Centre Upgrade
Staged upgrade of the heritage-listed Bulimba Memorial Park delivering new playgrounds, improved landscaping, shade, drainage, fencing and recreation facilities while preserving the park's memorial heritage. Stage 1 playground works are progressing, with Stage 2 funded to provide additional family recreation improvements and park enhancements.
Morningside-Bulimba Bikeway Extension
Council-managed active transport project upgrading active travel corridors between Morningside and the Bulimba ferry terminal. Scope involves construction of separated bikeways, safer intersection crossings, and improved connections into the local cycling network.
Bulimba Barracks Urban Renewal Project
Masterplanned urban renewal of the former Bulimba Barracks defence site on about 20-21 hectares of Brisbane riverfront land. The project will deliver around 850 homes, a mixed-use lifestyle precinct in the retained WWII fabrication shed, retail and hospitality uses, riverside parkland, riverwalk and community facilities. Remediation and civil works are in progress, with key Brisbane City Council approvals granted for subdivision, mixed-use components and the first Apollo Road apartment stage.
Oxford & Princess - Bulimba Mixed-Use Development
Luxury boutique mixed-use project by Mosaic Property Group delivering 48 high-end apartments above a ground-level retail and dining podium on Oxford Street, activating the corner of Oxford and Princess Streets in Bulimba.
Aria Property Group - 188 Riding Road Apartments
Contemporary apartment complex featuring 124 units across two buildings (6 and 7 storeys). Includes ground floor commercial spaces, rooftop gardens, and 142 basement parking spaces.
Community Health Hub - Bulimba
No evidence of an official Queensland Government, Metro South Health, Brisbane City Council or private developer project for a Community Health Hub in Bulimba could be verified. The concept remains unconfirmed with no publicly identifiable development application, funding announcement or construction program. Existing health services in the suburb continue to be provided through established community and private medical facilities.
Bulimba Barracks Master Plan
Major redevelopment of the 20-hectare former Bulimba Barracks site into a masterplanned community. The project includes approximately 855 residential dwellings, a retail and dining precinct centered around the heritage fabrication workshop, and extensive riverfront parklands. Remediation and civil works are currently progressing.
5,027 residents of Bulimba are employed, from a labour force of 5,146. Unemployment sits at 2.3%, with participation at 76.9%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.1% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 6,748, about 85% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Bulimba features an exceptionally qualified labor pool, notable professional services concentration, a low unemployment rate of 2.3%, and annual employment growth estimated at 1.7%. Total employed residents reached 5,027 as of March 2026, while the jobless rate sits 2.0% below the 4.3% reported for Greater Brisbane. Furthermore, labor force engagement remains strong, with a participation rate of 76.9% versus 70.1% for Greater Brisbane. Census records also revealed that 34.2% of workers performed their duties from home, an outcome influenced by Covid-19 restrictions. Local workforce engagement is heavily centered across professional & technical, health care & social assistance, and education & training.
The professional & technical discipline shows exceptional concentration, claiming an employment share 1.8 times the broader regional benchmark. Conversely, health care & social assistance accounts for a smaller local proportion at 13.1% compared to 16.1% regionally. Given its primarily residential character, the district generates relatively constrained direct employment opportunities relative to the overall size of its working resident population. AreaSearch assessment of ABS and SALM metrics indicates that in the year to March 2026, local employment expanded by 1.7% while the overall workforce expanded by 2.3%, producing an unemployment rise by 0.6 percentage points. Over the identical timeframe, Greater Brisbane posted employment growth of 3.2% alongside a 3.4% rise in the labour pool, resulting in unemployment rising 0.1 percentage points. Long-term labor requirements can also be evaluated through national employment outlooks published by Jobs and Skills Australia in Mar-26. These five and ten-year forecasts have been applied against the local occupational structure to project industry shifts. Against national baseline projections of 6.6% across five years and 13.7% over ten years, local employment modeled on industry weightings is projected to rise by 7.1% over five years and 14.3% over ten years, noting this simple extrapolation excludes localized population forecasts.
Frequently Asked Questions - Employment
Median household income in Bulimba is $2,868 a week (about $149,000 a year), with median personal income at $1,402 a week. ATO records put median taxable income at $79,235 a year against an average of $126,376. The average runs 59% above the median, a wider spread than most areas and a sign of a concentrated group of high earners. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
ATO statistics aggregated by AreaSearch for financial year 2023 place taxpayer earnings in the Bulimba SA2 within the highest percentile across the country. The area records a median taxpayer income of $79,235 and an average income of $126,376, exceeding Greater Brisbane's respective levels of $58,236 and $72,799. Factoring in Wage Price Index movement of 11.36% since financial year 2023, updated estimates reach approximately $88,236 (median) and $140,732 (average) as of March 2026. Across personal, family, and household categories in Census 2021, local earnings sit between the 95th and 96th percentiles nationwide.
A notable 36.2% of taxpayers (2,886 individuals) report weekly earnings in the $4000+ bracket, contrasting with the wider metropolitan pattern where the $1,500 - 2,999 band represents 33.3%. Overall, 48.5% of local earners receive more than $3,000 weekly, providing strong capacity for high-end commerce. Housing outlays absorb 14.3% of earnings, disposable income ranks at the 95th percentile, and the SEIFA economic index places the area in the 10th decile.
Frequently Asked Questions - Income
Bulimba had 2,880 occupied dwellings at the 2021 Census, 46% detached houses and 39% apartments. 35% are owned with a mortgage, 37% rented and 28% owned outright. At that Census the median rent was $500 a week and the median mortgage repayment $2,800 a month, a total housing cost higher than 93% of areas nationally. Rent absorbs 17.4% of household income here and mortgage repayments 22.5%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the most recent Census, the local housing landscape in Bulimba was split between 46.2% houses and 53.8% other dwellings such as apartments and semi-detached properties, diverging from the wider Brisbane metro distribution of 73.5% houses and 26.5% other dwellings. Outright property ownership stood at 28.1%, with remaining tenures divided between properties under a mortgage (35.1%) and rental accommodation (36.9%). Monthly mortgage payments recorded a median of $2,800, noticeably higher than the Brisbane metro figure of $1,863, while the median weekly rent stood at $500 compared to $380 for Brisbane metro.
On a countrywide scale, local mortgage commitments well exceed the national average of $1,863, just as local rents run substantially above the national mark of $375.
Frequently Asked Questions - Housing
Bulimba counted 2,880 households at the 2021 Census, an estimated 3,100 today, averaging 2.4 people each. 32% are couples with children, against 30% couples without children. 25% of households are people living alone, and families average 1.3 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family living arrangements constitute 71.4% of local households, comprising 31.7% couples with children, 30.2% couples without children, and 8.4% single parent families. Non-family dwellings make up the other 28.6%, including lone person households at 25.4% and group households at 3.3%. Average household occupancy sits at 2.4 people, slightly below the 2.6 figure observed across Greater Brisbane.
Frequently Asked Questions - Households
50.8% of adults in Bulimba hold a university qualification, including 33.2% with a bachelor degree and 12.6% with postgraduate qualifications. A further 13.2% hold a vocational qualification. Qualifications come from the 2021 Census.
Detail
Bulimba demonstrates an exceptionally qualified population, with 50.8% of individuals aged 15+ possessing tertiary credentials, far outpacing the 25.7% recorded in QLD and 30.4% in Australia. This high concentration of qualifications provides a solid foundation for knowledge-intensive sectors. Bachelor degrees represent the largest proportion at 33.2%, accompanied by postgraduate qualifications (12.6%) and graduate diplomas (5.0%). Technical and trade accreditations encompass 23.3% of qualifications among residents aged 15+, divided into advanced diplomas (10.1%) and certificates (13.2%). Active participation in study is widespread across the suburb, with 29.1% of the population currently engaged in formal learning.
Within this student contingent, 9.5% attend primary education, 7.7% are enrolled in secondary education, and 7.1% participate in tertiary education.
Frequently Asked Questions - Education
Schools Detail
Getting around Bulimba means driving: households keep an average of 1.2 vehicles, and no scheduled public transport appears in the current timetable feeds. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Frequently Asked Questions - Transport
Transport Stops Detail
74.8% of residents in Bulimba report no long-term health condition. 3.3% need daily assistance with core activities, and 79.9% hold private health cover. The standardised death rate runs at 7.3 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
General health indicators for Bulimba broadly mirror nationwide patterns based on AreaSearch evaluations of chronic condition incidence and mortality rates, exhibiting typical prevalence across both younger and older cohorts. Meanwhile, private health insurance coverage is prominent, held by approximately 80% of the total population (6,370 people), compared to 55.8% for Greater Brisbane and a national figure of 55.7%. Mental health conditions and asthma represent the most frequently reported diagnoses in the locality, affecting 7.6 and 6.6% of residents, respectively. In contrast, 74.8% of respondents indicated an absence of chronic ailments, outperforming the Greater Brisbane mark of 69.2%.
The workforce-age segment maintains favorable wellness profiles, while the 1,212 people aged 65 and over (15.2% of residents) achieve health outcomes that exceed national standards.
Frequently Asked Questions - Health
27.6% of Bulimba residents were born overseas and 12.0% speak a language other than English at home. The largest reported ancestries are English (29.8%) and Australian (22.1%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
The suburb exhibits solid cultural breadth, with 27.6% of residents born overseas and 12.0% utilizing a non-English language at home. In terms of religious affiliation, Christianity forms the largest faith group, representing 50.7% of the community, relative to 47.8% across Greater Brisbane. Regarding family heritage, English ancestry forms the largest proportion in Bulimba at 29.8%, followed by Australian at 22.1% and Irish at 10.5%. Certain other backgrounds also show distinct representation above broader averages, with Scottish lineage accounting for 9.7% of the population (compared to 7.4% regionally), while Welsh and French heritages each register at 0.8% (against 0.5% regionally).
Frequently Asked Questions - Diversity
The median resident of Bulimba is 40. 24.9% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
Bulimba's age profile shows an emphasis on mature households beyond early family formation. As of August 2026, 28.8% of the local population belongs to the 45 - 64 age group, compared to 22.6% across Greater Brisbane, while younger demographics (0 - 24) account for 27.4% versus 31.8% regionally. The estimated median age stands at 40 as at August 2026, remaining stable from the 2021 Census and sitting 4 years higher than the Greater Brisbane median of 36 recorded at that Census. The most noticeable demographic shift has been within senior age groups (65+), rising from 13.6% to 15.2%.
Projections to 2041 indicate that older residents will represent the bulk of incoming growth, increasing by 753 residents (62%) to reach a total of 1,966, while younger adult cohorts are expected to decrease.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Bulimba
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 2 months ago all 14 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 153 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (7,407 at the 2021 Census → 7,973 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (305021114). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.