Bulli

Suburb (SAL)

Rest of NSW / Wollongong

 
 
 
 
 
 
 
Data Sources ABSValuer GeneralRental BoardACARA Newest Sep 2026 · Refreshed ABS QuickStats SAL10659 How we calculate this
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Suburb (SAL) Boundary Analysis

This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.

SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.

Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.

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Sales ActivityProperty Sales Trends in Bulli

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The median house price in Bulli is $1.89m, with units at $875k. House values have moved 1.9% a year compounded over five years.

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DemographicsPopulation Growth in Bulli

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Bulli has an estimated 6,825 residents, up from 6,798 at the 2021 Census. That puts 788 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 AreaSearch evaluations integrating broader ABS updates alongside 33 validated new addresses since the Census, the resident population for the suburb of Bulli stands at approximately 6,825 as of Aug 2026. This indicates an expansion of 27 people (0.4%) compared to the 6,798 people documented in the 2021 Census. Such figures stem from an estimated resident count of 6,823 determined after reviewing the ABS June 2025 ERP release. Consequently, the suburb of Bulli records a population density of 788 persons per square kilometer, aligning closely with benchmark locations assessed by AreaSearch.

Over the preceding ten years, the suburb of Bulli achieved steady expansion via a 1.1% compound annual growth rate, outpacing the wider SA4 region, with overseas migration acting as virtually the entire source of demographic gains. Projections applied by AreaSearch incorporate ABS/Geoscience Australia models published in 2024 (using 2022 as the base year), supplemented by 2022 NSW State Government SA2 figures (based on 2021) for locations without federal coverage, extending age-specific rates across all territories from 2032 to 2041. In light of anticipated demographic transitions, the suburb of Bulli is projected to experience growth slightly below the median for regional Australia, expanding by 321 persons to 2041 under SA2 aggregations, which represents a cumulative increase of 4.7% over the 16 years.

Frequently Asked Questions - Population

What is the latest population estimate for the suburb of Bulli?
Total population for the suburb of Bulli was estimated to be approximately 6,825 as at Aug 26. This is based upon an estimated resident population of 6,823 from the ABS up to June 2025.
How has the population in the suburb of Bulli changed since 2021?
The suburb of bulli has added approximately 27 people and shown a 0.40% increase from the 6,798 people recorded at the 2021 Census period.
What is the population density in the suburb of Bulli?
The population density in the suburb of Bulli is estimated at 788 persons per square kilometer based on the latest population estimate.
How much has the population grown over the past 10 years in the suburb of Bulli?
Over the past 10 years, the population in the suburb of Bulli has shown a compound annual growth rate of 1.1% per annum.
What are the main drivers of population growth in the suburb of Bulli?
Population growth in the suburb of Bulli is driven by: Overseas migration (100.0%), Natural increase (0.0%), Interstate migration (0.0%). The primary driver is Overseas migration, contributing 100.0% of overall population gains.

Residential SupplyHousing Development & Building Approvals in Bulli

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153 new dwellings have been approved in Bulli over the past five years, an average of 30 a year. That is 3.6 approvals per 1,000 residents. Of the 24 dwellings approved in the latest reporting year, 54% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 26, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.

Detail

ABS residential approval data compiled by AreaSearch indicates that Bulli registers roughly 30 dwelling approvals annually, amounting to 153 homes across the past 5 financial years, with 26 approvals logged to date in FY-25. With an average influx of 1.4 new residents per completed home between FY-21 and FY-25, residential construction aligns neatly with demographic demand, fostering balanced market conditions. Furthermore, approved residences carry an average construction cost of $670,000, signaling developer focus on the high-end residential market, while commercial approvals of $5.6 million recorded this financial year reinforce the locality's primarily residential focus.

Recent residential building approvals consist of 54.0% detached houses alongside 46.0% medium and high-density housing, delivering diverse product types such as apartments and townhouses tailored for both compact living and family accommodation. This shift contrasts with the standing built environment (where houses make up 80.0%), reflecting constraints on greenfield land, shifting lifestyle choices, and housing affordability pressures. Generating around 275 people per dwelling approval, Bulli maintains urban low-density attributes. Long-term demographic forecasts indicate Bulli will add 319 residents through to 2041 relative to recent AreaSearch quarterly metrics. Should the prevailing pace of residential construction persist, incoming supply will adequately accommodate population growth, supporting favorable purchasing conditions and potentially enabling development beyond projected demographic requirements.

Frequently Asked Questions - Development

How many dwelling approvals have occurred in the suburb of Bulli recently?
Dwelling approval activity in the the suburb of Bulli area has seen 24 residential approvals over the past two financial years, based on AreaSearch's SA2 aggregation method. The suburb of Bulli's current population of 6,825 has been supported by 30 approvals on average over recent years.
How does the suburb of Bulli's development activity compare to the broader region?
The suburb of Bulli has seen 0.36 approvals per 100 people in recent years, compared to 0.56 approvals in the broader region. This means that one dwelling has been approved for every 274 people in the suburb of Bulli, compared to one for every 183 in the broader region.
Is the suburb of Bulli keeping up with housing demand?
With the population expected to increase by 319 people by 2041, around 160 new dwellings will be necessary. Recent approval levels appear more than sufficient to meet these forecasts, considering the census average of 2.0 persons per dwelling. This suggests that population growth may exceed trend projections in the coming years, supported by a robust housing supply.
What has been the trend in development approvals over the past five years in the suburb of Bulli?
Looking at development activity over the past five years, the suburb of Bulli's approval levels have been significantly below the yearly average of 30, showing a notable downturn in recent development.
How many dwellings will be needed to accommodate future population growth in the suburb of Bulli?
The population in the suburb of Bulli is expected to grow by 319 people by 2041, necessitating approximately 160 new dwellings. This calculation is based on the current census average of 2.0 persons per dwelling in the area.
How does recent development compare to population growth in the suburb of Bulli?
Over the past five years, the population in the suburb of Bulli has grown by approximately 1,316 people, while 153 residential approvals were recorded. This equates to a ratio of 8.6 people added for each new dwelling approval. This high ratio suggests strong population growth relative to housing supply, potentially indicating unmet housing demand.
Are there opportunities for residential developers in the suburb of Bulli?
With dwelling approval activity running at an average of 30 approvals per year and a population of 6,825, the market appears to be adequately supplied relative to projected housing demand in recent years, suggesting that developers should have a longer-term approach when considering new projects. With the population expected to increase by 319 people by 2041, around 160 new dwellings will be necessary. Recent approval levels appear more than sufficient to meet these forecasts, considering the census average of 2.0 persons per dwelling. This suggests that population growth may exceed trend projections in the coming years, supported by a robust housing supply.
Approvals Pipeline Development applications near Bulli

Development applications around Bulli

Development approvals is a new addition to AreaSearch. We’re actively expanding council coverage and refining the dataset — details and statuses for some councils may be partial. Check back regularly for the latest pipeline.
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.

Project PipelineInfrastructure & Major Projects in Bulli

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AreaSearch tracks 3 current infrastructure and development projects inside Bulli, worth an estimated $345 million. A further 34 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $2.56 billion. 11 are already under construction and 23 are due for completion within three years. The pipeline spans residential development, transport & logistics and communities. 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

Urban development, major works, and strategic planning exert substantial influence on local growth trajectories. AreaSearch has pinpointed 13 key initiatives anticipated to shape the surrounding district, featuring notable projects such as the Electrify 2515 Community Pilot, Woonona Place, Bulli Hospital Site Redevelopment, and the Bulli Bypass Feasibility Study.

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Frequently Asked Questions - Infrastructure

What are some of the major infrastructure and planning changes likely to influence the suburb of Bulli?
Key infrastructure and planning changes likely to influence the suburb of Bulli include: Electrify 2515 Community Pilot (Construction); Woonona Place (Construction); Bulli Hospital Site Redevelopment (Construction); Bulli Bypass Feasibility Study (Planning); and The Plaza Woonona Specialist Retail and Recreational Centre (Construction). These projects represent significant developments that will shape the area's future infrastructure landscape.
What types of infrastructure projects are impacting the suburb of Bulli?
Infrastructure development impacting the suburb of Bulli spans multiple sectors including Transport & Logistics, Communities, and Health & Medical, among others.
What is the scale of infrastructure investment impacting the suburb of Bulli?
Infrastructure investment analysis indicates substantial capital deployment exceeding $1.2 billion in projects that will impact the extended area, with a notable concentration of investment within the immediate the suburb of Bulli vicinity.
How does the suburb of Bulli's infrastructure development compare to other areas?
The suburb of Bulli ranks in the top 10% nationally for infrastructure development, reflecting exceptional investment activity compared to similar areas across the country.
Bulli Hospital Site Redevelopment
Category: Communities
Stage: Construction | Est. Comp: 2027
Source / Links: Link 1   Link 2  

Landcom is transforming the former 2.44 hectare Bulli Hospital site into a residential subdivision of approximately 50 homes, including freestanding houses, duplexes, terraces, and above-garage studios. Ten percent of homes are designated as affordable rental housing for low to moderate income households. The development features a new 2500sqm park, native landscaping with tiered rain gardens, stormwater retention basins, and 58 on-street parking spaces within a new internal street. The Southern Regional Planning Panel approved the subdivision DA in June 2025, demolition and remediation finished in early 2026, with earthworks and landscaping progressing.A revised DA for two-stage subdivision delivery was lodged in late 2025 due to boundary complexities.

Communities

Bulli Bypass Feasibility Study
Category: Transport & Logistics
Stage: Planning | Est. Comp: 2026
Source / Links: Link 1   Link 2  

Transport for NSW is undertaking a 20 million dollar investigation to extend Memorial Drive and bypass the Bulli town centre. Following extensive community consultation and technical reviews in late 2025, options involving tunnels or routes across the Illawarra Escarpment were excluded due to environmental impacts and terrain complexity. Planning now focuses on northern extension options along the existing transport corridor to improve traffic flow, safety, and network resilience.

Transport & Logistics

Sandon Point Seniors Housing Development
Category: Health & Medical
Stage: Planning | Est. Comp: 0
Source / Links: Link 1   Link 2  

Proposed seniors housing development at Sandon Point, Bulli by Anglicare Sydney. The concept includes a residential aged care facility, independent living units, communal facilities, services, access and car parking to support a retirement village community. The NSW Planning Portal lists SSD-68529462 with current status as SEARs Expired, indicating the most recent SSD process is not currently progressing through active assessment.

Health & Medical

Electrify 2515 Community Pilot
Category: Energy
Stage: Construction | Est. Comp: 2027
Source / Links: Link 1   Link 2  

The Electrify 2515 Community Pilot is an $11.8 million Australian-first initiative providing subsidies and expert support to 500 households across the 2515 and 2516 postcodes in northern Illawarra, NSW, to replace gas appliances with efficient electric alternatives, install smart energy management devices, and access home battery subsidies. Delivered by Rewiring Australia, Brighte, and Endeavour Energy with $5.4 million in ARENA funding, the project collects real-world data on consumer behaviour, grid impacts, and barriers to electrification to inform nationwide household energy transition policy.Stage one (60 homes) was completed by mid-2025. The main rollout of 440 homes is underway (September 2025 to August 2026). In March 2026, the pilot expanded southward into Bulli (2516 postcode), with more than 100 households now participating across Austinmer, Clifton, Coledale, Scarborough, Thirroul, Wombarra, and Bulli. Research and analysis continues until September 2027.

Energy

Woonona Place
Category: Health & Medical
Stage: Construction | Est. Comp: 2028
Source / Links: Link 1   Link 2  

IRT Group's Woonona Place is an approved seniors housing redevelopment of the existing IRT Woonona site. The project will deliver five buildings with 98 independent living units, new basement parking, additions and refurbishment to the Flametree Residential Care Services, a social and wellness centre with hydrotherapy and allied health spaces, a clubhouse, landscaped open spaces and adaptive reuse of the heritage church as a restaurant and community hub.

Health & Medical

The Plaza Woonona Specialist Retail and Recreational Centre
Category: Retail
Stage: Construction | Est. Comp: 2026
Source / Links: Link 1   Link 2  

A mixed-use specialist retail and recreational development featuring six individual retail spaces, a gymnasium, a health spa with a 25m swimming pool, and a 0-6 year old childcare centre. The facility includes secure basement parking with allocated spaces for each tenancy and visitor parking, ideally located along the Princes Highway with street access.

Retail

McCauley Lodge Redevelopment
Category: Residential Development
Stage: Approved | Est. Comp: 2027
Source / Links: Link 1   Link 2  

The McCauley Lodge Redevelopment, approved by the Land and Environment Court in March 2025, involves the transformation of the former McCauley Lodge and Tasman Court sites into a modern seniors living precinct. The project delivers 38 independent living units (ILUs) across two locations: 18 units at 10 Tasman Parade and 20 units at 19-23 Tasman Parade. The development features 2-3 storey residential buildings, basement parking for residents and visitors, a swimming pool, and landscaped communal open spaces designed to foster community interaction.

Residential Development

MH Property Woonona-Bulli RSL Townhouse Development
Category: Communities
Stage: Approved | Est. Comp: 2027

26-townhouse development on the former Woonona-Bulli RSL car park at 15 Nicholson Road, Woonona. Features 52 resident parking spaces and 7 visitor spaces. Court approval granted by the NSW Land and Environment Court in September 2024 following a deemed refusal by Wollongong City Council, which had raised flooding concerns. The court found the stormwater design adequate and rejected the council's conditions.

Communities

Jobs & IndustryEmployment Trends in Bulli

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3,632 residents of Bulli are employed, from a labour force of 3,780. Unemployment sits at 3.9%, with participation at 68.8%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.9% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 5,576, about 82% 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

Workforce metrics synthesized by AreaSearch highlight an educated local labour base anchored in essential industries, characterized by an unemployment rate of 3.9% and estimated job growth of 1.8% over the past year. By March 2026, employed residents reached 3,632, holding the local jobless rate 0.2% below the 4.1% recorded across Regional NSW, while labour force participation proved exceptionally strong at 68.8% versus 60.6% regionally. Census records also revealed that 42.4% of working locals operated from home, though pandemic-related movement restrictions likely influenced this figure. Key industries employing the local workforce include health care & social assistance, education & training, and construction.

Concentration is notably high in education & training, where local representation stands at 1.6 times the regional benchmark. Conversely, agriculture, forestry & fishing accounts for only 0.3% of workers against 5.3% regionally. A comparison between the resident workforce and the count of local jobs indicates that internal employment opportunities within the boundary remain limited. Aggregated ABS and SALM figures evaluated by AreaSearch show that in the 12 months to March 2026, Bulli recorded an employment rise of 1.8% against a 2.1% expansion in the labour pool, elevating unemployment by 0.3 percentage points. In contrast, Regional NSW experienced a 0.9% drop in jobs and a 0.4% decline in the workforce, with joblessness rising 0.5 percentage points. Aligning national industry projections from Jobs and Skills Australia (Mar-26) to the local employment distribution—where nationwide expansion is anticipated at 6.6% over five years and 13.7% over ten years—suggests local employment could expand by 6.9% over five years and 14.2% over ten years, representing a simple structural weighting that does not incorporate localized population adjustments.

Frequently Asked Questions - Employment

What is the employment situation in the suburb of Bulli?
As of March 2026, the suburb of Bulli has approximately 3,632 employed residents with an unemployment rate of 3.9%. This healthy unemployment rate suggests a well-functioning labour market. Employment performance is above the national median, showing positive labour market dynamics.
How does the suburb of Bulli's unemployment rate compare to the broader region?
As of March 2026, the unemployment rate in the suburb of Bulli stands at 3.9%, which is broadly in line with Regional NSW's rate of 4.1%. For comparison, the national unemployment rate is 4.2%.
What are the major employment sectors in the suburb of Bulli?
The employment landscape in the suburb of Bulli is dominated by several key sectors. The largest employers are health care & social assistance (17.2% of employment), education & training (15.0%), and construction (11.3%). Other significant employers include public administration & safety and professional & technical.
How has employment changed recently in the suburb of Bulli?
Over the past year to March 2026, the suburb of Bulli has experienced employment growth, with total employment increasing while the labour force increased. As a result, the unemployment rate has rise. By comparison, Regional NSW saw employment decreased and its unemployment rate rose.
What is the workforce participation rate in the suburb of Bulli?
The workforce participation rate in the suburb of Bulli is 68.8%, which represents the proportion of working-age residents who are either employed or actively seeking work. This healthy participation rate reflects good employment opportunities and workforce engagement. The local rate leading the Regional NSW average of 60.6%, indicating stronger workforce attachment in the local area.
Which industries are over-represented in the suburb of Bulli's employment market?
The suburb of bulli shows notable specialization in education & training, which employs 15.0% of the local workforce compared to 9.6% regionally. This concentration suggests the area has developed competitive advantages in this sector. The area also shows above-average employment in 1 other sectors, contributing to a distinctive economic profile.
What are the employment growth prospects for the suburb of Bulli?
Based on Jobs and Skills Australia projections applied to the suburb of Bulli's industry mix, employment is expected to grow by 6.9% over the next five years and 14.2% over ten years. This exceeds the national forecast of 6.6% over five years, suggesting the area's industry composition is well-positioned for future growth. Steady growth is anticipated across multiple sectors, providing diverse employment opportunities.
How does the job market in the suburb of Bulli compare nationally?
The suburb of bulli's employment market shows above-average performance nationally, placing in the top half of areas assessed. Employment indicators suggest healthy labour market conditions relative to other regions. Recent job advertisement trends show the broader employment region experienced 1.6% growth, ranking 9.0th out of 37 regions nationally.
What employment opportunities exist for skilled workers in the suburb of Bulli?
Skilled workers will find excellent opportunities in the suburb of Bulli, with knowledge-intensive sectors comprising 46.3% of local employment. Key sectors for skilled workers include health care & social assistance (17.2%), education & training (15.0%), and professional & technical (9.0%). With projected employment growth of 6.9% over five years, demand for skilled workers is expected to remain strong.

EarningsHousehold Income in Bulli

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Median household income in Bulli is $2,331 a week (about $121,000 a year), with median personal income at $952 a week. ATO records put median taxable income at $66,862 a year against an average of $92,010. 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

According to postcode-level ATO records for financial year 2023 examined by AreaSearch, Bulli displays exceptionally high income levels, reporting a median of $66,862 and an average of $92,010, substantially exceeding the Regional NSW median of $52,390 and average of $65,215. Incorporating a 10.32% rise in the Wage Price Index since financial year 2023, baseline estimates adjust to roughly $73,762 (median) and $101,505 (average) as of March 2026. Findings from the 2021 Census position local personal, family, and household earnings between the 73rd and 85th percentiles across Australia. Individual income distribution shows 26.8% of residents (1,829 people) earning in the $1,500 - 2,999 bracket, compared to 29.9% across the surrounding territory.

High earning power is further demonstrated by 38.5% of households receiving weekly incomes above $3,000, while housing costs consume 14.2% of income, placing local disposable earnings in the 85th percentile and the SEIFA income index in the 8th decile.

Frequently Asked Questions - Income

What is the median taxable income in the suburb of Bulli?
Based on Wage Price Index adjustments to March 2026, the estimated median taxable income in the suburb of Bulli is approximately $73,762. The official ATO data from FY-23 recorded a median of $66,862.
What is the average taxable income in the suburb of Bulli?
Based on Wage Price Index adjustments to March 2026, the estimated average taxable income in the suburb of Bulli is approximately $101,505. The official ATO data from FY-23 recorded an average of $92,010.
How does the median taxable income in the suburb of Bulli compare to the region?
Based on Wage Price Index adjustments to March 2026, the estimated median taxable income in the suburb of Bulli is approximately $73,762 compared to $57,797 in Regional NSW. The official ATO data from FY-23 shows $66,862 and $52,390 respectively.
How does the average taxable income in the suburb of Bulli compare to the region?
Based on Wage Price Index adjustments to March 2026, the estimated average taxable income in the suburb of Bulli is approximately $101,505 compared to $71,945 in Regional NSW. The official ATO data from FY-23 shows $92,010 and $65,215 respectively.
What are the main income cohorts in the suburb of Bulli according to the 2021 Census?
As per the 2021 Census, the income bracket containing the largest proportion (~26.8% / 1,829 persons) of the suburb of Bulli's population is the $1,500 - 2,999 cohort.
How do the main income cohorts in the suburb of Bulli compare to the region?
The largest income cohort in the suburb of Bulli is the $1,500 - 2,999 group, representing about 26.8% of the population. In comparison, Regional NSW's largest income cohort is the $1,500 - 2,999 group, representing 29.9% of its population, according to the 2021 Census.
What is the median household income in the suburb of Bulli according to the 2021 Census?
The 2021 Census data indicates that the median household income in the suburb of Bulli is $2,331/wk.
What is the median family income in the suburb of Bulli according to the 2021 Census?
According to the 2021 Census, the median family income in the suburb of Bulli is $2,796/wk.
What is the median personal income in the suburb of Bulli according to the 2021 Census?
The 2021 Census shows that the median personal income in the suburb of Bulli is $952/wk.
How does the suburb of Bulli's income rank nationally?
AreaSearch's latest postcode level ATO data for FY-23 reveals that income in the suburb of Bulli is extremely high nationally, with the median assessed at $66,862 while the average income stands at $92,010. This contrasts to Regional NSW's figures of a median income of $52,390 and an average income of $65,215. Based on Wage Price Index growth of 10.32% since FY-23, current estimates would be approximately $73,762 (median) and $101,505 (average) as of March 2026.
What is the disposable income in the suburb of Bulli?
The estimated disposable income in the suburb of Bulli is $8,669 per year according to AreaSearch analysis.
How does the suburb of Bulli's disposable income compare to the region?
The suburb of bulli's disposable income is $8,669 compared to $5,252 for Regional NSW, based on AreaSearch analysis.

Housing StockHousing & Dwellings in Bulli

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Bulli had 2,354 occupied dwellings at the 2021 Census, 81% detached houses and 10% apartments. 43% are owned with a mortgage, 21% rented and 36% owned outright. At that Census the median rent was $370 a week and the median mortgage repayment $2,525 a month, a total housing cost higher than 76% of areas nationally. Rent absorbs 15.9% of household income here and mortgage repayments 25.0%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.

Detail

Census data reveals that standalone houses represent 80.5% of residential stock in Bulli, with semi-detached, units, and alternative formats making up 19.5%, relative to 82.6% houses and 17.4% other dwellings across Regional NSW. Outright home ownership stands at 35.5%—trailing the regional benchmark—while mortgaged properties account for 43.2% and rental properties make up 21.3%. Monthly mortgage repayments center on a median of $2,525, outpacing the regional figure of $1,733 and national benchmark of $1,863. Conversely, median weekly rent is $370, higher than Regional NSW at $330 but slightly below the nationwide level of $375.

Frequently Asked Questions - Housing

What percentage of homes are owned vs rented in the suburb of Bulli?
In the suburb of Bulli, 35.5% of homes are owned outright, 43.2% are owned with a mortgage, and 21.3% are rented.
What percentage of dwellings in the suburb of Bulli are houses?
According to the latest data, 80.5% of dwellings in the suburb of Bulli are houses.
What percentage of dwellings in the suburb of Bulli are apartments or units?
In the suburb of Bulli, 9.8% of dwellings are apartments or units, with an additional 9.2% being semi-detached dwellings.
What is the level of outright home ownership in the suburb of Bulli?
Outright home ownership in the suburb of Bulli stands at 35.5%, compared to 39.6% in Regional NSW.
What is the median monthly mortgage repayment in the suburb of Bulli?
The median monthly mortgage repayment in the suburb of Bulli is $2,525, compared to $1,733 in Regional NSW.
What is the median weekly rent in the suburb of Bulli?
The median weekly rent in the suburb of Bulli is $370, compared to $330 in Regional NSW.
What is the distribution of rental prices in the suburb of Bulli?
In the suburb of Bulli, 19.2% of rentals are $0-149/week, 26.9% are $150-349/week, 36.4% are $350-649/week, 15.6% are $650-949/week, and 1.9% are $950+/week.
What is the average monthly housing cost in the suburb of Bulli?
The aggregate monthly housing cost in the suburb of Bulli is $1,432, which represents the average monthly cost across all housing types.
What percentage of income do residents spend on housing in the suburb of Bulli?
In the suburb of Bulli, households with mortgages typically spend 25.0% of their income on mortgage repayments, while renters spend 15.9% of their income on rent.
How crowded are homes in the suburb of Bulli?
The average persons per bedroom ratio in the suburb of Bulli is 0.8, indicating the level of household density.
How does housing affordability in the suburb of Bulli compare to the region?
Housing affordability in the suburb of Bulli shows mortgage holders spending 25.0% of income on repayments (vs 27.9% regionally), while renters spend 15.9% of income on rent (vs 23.0% regionally).
What types of dwellings are most common in the suburb of Bulli?
The dwelling mix in the suburb of Bulli consists of 80.5% detached houses, 9.2% semi-detached dwellings, 9.8% apartments, and 0.5% other dwelling types.
What is the weighted average housing cost based on tenure mix in the suburb of Bulli?
Given the tenure profile of the area, the weighted average monthly housing cost is approximately $1,432. This accounts for outright owners paying no housing costs, mortgage holders paying $2,525/month, and renters paying $1,602/month.
How affordable is housing in the suburb of Bulli relative to local incomes?
Housing in Bulli consumes approximately 14.2% of median household income ($10,093 monthly), indicating costs are highly affordable. The generally accepted benchmark is that housing should not exceed 30% of household income.
How do proposed developments compare to existing housing types in the suburb of Bulli?
Recent development applications in Bulli show attached dwellings contributing 54% of approvals compared to 20% of existing stock, while detached houses represent 46% of applications versus 80% of current dwellings. This suggests increasing densification. Housing density growth is around the national average.

HouseholdsHousehold Composition in Bulli

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Bulli counted 2,354 households at the 2021 Census, averaging 2.8 people each. 43% are couples with children, more than in 86% of areas nationally, against 24% couples without children. 21% of households are people living alone, and families average 1.7 children. Household and family composition is measured only by the Census, so these are 2021 figures.

Detail

Family units represent the primary living arrangement at 77.7% of all households, consisting of 43.1% couples with offspring, 23.8% childless couples, and 9.7% single parent structures. The remaining 22.3% consists of non-family living situations, with single-person residences comprising 20.9% and shared group homes accounting for 1.6%. The typical household size is 2.8 people, larger than the 2.4 person benchmark for Regional NSW.

Frequently Asked Questions - Households

How many households are in the suburb of Bulli?
As of the 2021 Census, the suburb of Bulli had 2,354 households. Based on population growth patterns, this has remained relatively stable to an estimated 2,363 households today.
What is the typical household size?
The median household size in the suburb of Bulli is 2.8 people. This compares to 2.4 in Regional NSW and reflects the area's household composition mix.
What types of households are most common?
Family households dominate at 77.7% of all households. The remaining households consist of lone person households (20.9%), group households (1.6%), and other household types (0.0%).
How are families structured in the area?
Among the 1,829 family households, 43.1% are couples with children, 23.8% are couples without children at home, and 9.7% are single parent families. This mix shapes local demand for schools, family services, and housing types.
How does the suburb of Bulli compare to regional household patterns?
Compared to Regional NSW, the suburb of Bulli shows distinct household patterns. Family households are notably over-represented at 77.7% (versus 68.8% regionally). Conversely, lone person households are under-represented at 20.9% compared to the regional 27.9%. This family-oriented profile influences local demand for family homes, schools, and children's services.
What is the average family size?
Families in the suburb of Bulli have an average of 1.7 children, slightly below the Regional NSW average of 1.8. This influences local demand for child-related services and larger family homes.
What are the marriage patterns in the suburb of Bulli?
Marriage patterns reveal 52.7% of the adult population are currently married, while 33.7% have never married. This compares to 45.6% married and 34.3% never married across Regional NSW.
How significant are single-person households?
Single-person households represent 20.9% of all households in the suburb of Bulli, notably lower than the regional average of 27.9%. This affects demand for smaller dwellings and single-person accommodation.
Are shared living arrangements common?
Group households (unrelated people sharing) account for 1.6% of households, well below the Regional NSW average of 3.3%. This low rate suggests limited student or young professional shared accommodation.
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EducationSchools & Education in Bulli

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34.3% of adults in Bulli hold a university qualification, including 20.9% with a bachelor degree and 10.0% with postgraduate qualifications, higher than 87% of areas nationally. A further 23.0% hold a vocational qualification. 5 schools serve the area, with 2,031 enrolment places and an average ICSEA of 1,083 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.

Detail

Tertiary attainment in Bulli is markedly high, with 34.3% of individuals aged 15+ possessing higher education degrees, well above the 21.3% seen in Rest of NSW and 25.2% across the SA4 region. Bachelor degrees account for 20.9% of adult qualifications, followed by postgraduate degrees at 10.0% and graduate diplomas at 3.4%. Technical and trade credentials are also broadly held, with 34.6% of residents aged 15+ holding vocational qualifications, comprising certificates (23.0%) and advanced diplomas (11.6%). Current participation in schooling and academic programs is strong, with 32.1% of the population engaged in formal study.

Within this cohort, primary school attendees represent 11.1%, secondary students constitute 9.2%, and tertiary education enrollments comprise 5.3%.

Frequently Asked Questions - Education

What percentage of people in the suburb of Bulli have university qualifications?
34.3% of people aged 15 and over in the suburb of Bulli have university qualifications, compared to 21.3% in the broader region.
What percentage of people in the suburb of Bulli have no formal qualifications?
31.2% of people aged 15 and over in the suburb of Bulli have no formal qualifications, compared to 39.1% regionally.
How does the suburb of Bulli's education level compare to national averages?
The suburb of bulli ranks in the 87th percentile nationally for education based on AreaSearch's analysis of qualification and performance metrics.
What types of qualifications are most common in the suburb of Bulli?
The most common qualifications in the suburb of Bulli are: Certificate (23.0%), Bachelor Degree (20.9%), Advanced Diploma (11.6%).
What proportion of the suburb of Bulli's population is currently attending educational institutions?
32.1% of the population in the suburb of Bulli is currently engaged in formal education, with 11.1% in primary school, 9.2% in secondary school, 5.3% at university.
What is the ICSEA score for schools in the suburb of Bulli?
The average ICSEA (Index of Community Socio-Educational Advantage) score for schools in the suburb of Bulli is 1083, indicating average socio-educational advantage (national average is 1000).
How many schools are located within the suburb of Bulli?
There are 5 schools within the suburb of Bulli, with a combined enrollment of approximately 2,031 students.
What types of schools are available in the suburb of Bulli?
The suburb of bulli includes 3 primary schools, 2 secondary schools.

Schools Detail

AmenitiesServices & Amenities in Bulli

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Getting AroundTransport & Commuting in Bulli

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Public transport in Bulli reaches 52 stops on 33 routes, timetabled for about 1,900 services a week. The typical home sits about 200 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.6 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.

Detail

Network assessments indicate that 52 transit boarding points operate across the suburb, combining bus and rail facilities. These stops are served by 33 unique routes that together deliver 1,851 weekly passenger trips. Access to public transit is rated as excellent, with dwellings situated an average distance of 196 meters from the nearest stop. Due to the area's residential profile, outbound travel is standard, with private motor vehicles accounting for 91% of commuting and vehicle ownership standing at 1.6 per household, alongside 42.4% of workers noting home-based work at the 2021 Census during pandemic conditions.

Transit route frequency averages 264 trips per day across the network, providing roughly 35 weekly trips per designated transport stop.

Frequently Asked Questions - Transport

How many public transport stops are in Bulli?
There are 52 public transport stops within the suburb of Bulli.
How frequent are the transport services in Bulli?
the suburb of Bulli has 1,851 weekly trips across 33 routes, averaging 264 trips per day.
How far are residents from public transport in Bulli?
On average, residential properties are 196 meters from the nearest transport stop.

Transport Stops Detail

HealthcareHealth Services in Bulli

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72.0% of residents in Bulli report no long-term health condition. 4.3% need daily assistance with core activities, and 63.2% hold private health cover. The standardised death rate runs at 4.6 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.

Detail

Health indicators compiled by AreaSearch indicate positive overall outcomes across mortality and morbidity metrics, featuring low general incidence of common medical conditions alongside slightly elevated rates among older demographics. Private medical insurance coverage is widespread, held by approximately 63% of residents (4,314 people), well above the 51.9% regional rate and the 55.7% Australian average. Arthritis and asthma constitute the leading diagnosed chronic ailments locally, present in 7.8 and 7.3% of the community respectively, while 72.0% reported no long-term illnesses, exceeding the 63.3% rate across Regional NSW. Favorable health trends are particularly evident among those under 65, while residents aged 65 and over make up 15.4% of the population (1,051 people)—below the Regional NSW share of 23.3%—ranking lower nationally relative to younger local cohorts.

Frequently Asked Questions - Health

How many people in the suburb of Bulli have private health insurance?
Around 63.2% of people in the suburb of Bulli are covered by private health insurance, which compares to 51.9% in the broader region of Regional NSW.
What percentage of the population requires ongoing medical assistance in the suburb of Bulli?
In the suburb of Bulli, 4.3% of the population is identified as requiring ongoing medical assistance. This figure is slightly different from the regional average, where 6.8% of people in Regional NSW require similar assistance.
How prevalent is asthma in the suburb of Bulli?
7.3% of people in the suburb of Bulli are diagnosed with asthma. In comparison, 8.4% of the population across Regional NSW is affected by asthma.
What percentage of people have diabetes in the suburb of Bulli?
Diabetes affects 3.0% of the the suburb of Bulli population, while in the surrounding region, 4.7% of people are diagnosed with diabetes.
What is the percentage of people with heart disease in the suburb of Bulli?
3.0% of people in the suburb of Bulli have heart disease. Across the region of Regional NSW, 4.4% of the population is affected by heart disease.
How does the suburb of Bulli compare to the region in terms of overall private health coverage?
In the suburb of Bulli, 63.2% of the population are estimated to have private health insurance. Comparatively, Regional NSW sees an estimated private health coverage rate of 51.9%.

Ancestry & LanguageCultural Diversity in Bulli

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Bulli is largely Australian-born, at 85.4% of residents, with 6.5% speaking a language other than English at home. The largest reported ancestries are English (28.5%) and Australian (28.3%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.

Detail

Bulli registers modest cultural diversity, with 85.4% of the community born in Australia, 93.1% holding Australian citizenship, and 93.5% speaking exclusively English at home. Christianity forms the dominant religious affiliation, representing 47.9% of residents. The most pronounced local overrepresentation appears among adherents of Judaism, who make up 0.2% of the local population compared to 0.1% across Regional NSW. Looking at parental lineage, the three predominant ancestries reported are English at 28.5%, Australian at 28.3%, and Irish at 9.5%. Further distinct ethnic variations include Welsh heritage, which represents 0.8% of Bulli versus 0.5% regionally, Dutch ancestry at 1.9% compared to 1.0%, and Scottish background comprising 9.0% against 8.0% across the wider region.

Frequently Asked Questions - Diversity

What is the level of cultural diversity in the suburb of Bulli?
Bulli was found to be below average in terms of cultural diversity, with 85.4% of its population born in Australia, 93.1% being citizens, and 93.5% speaking English only at home.
What is the most common religion in the suburb of Bulli?
The main religion in Bulli was found to be Christianity, which makes up 47.9% of people in Bulli. However, the most apparent overrepresentation was in Judaism, which comprises 0.2% of the population, compared to 0.1% across Regional NSW.
What are the top countries of origin in the suburb of Bulli?
In terms of ancestry (country of birth of parents), the top three represented groups in Bulli are English, comprising 28.5% of the population, Australian, comprising 28.3% of the population, and Irish, comprising 9.5% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Welsh is notably overrepresented at 0.8% of Bulli (vs 0.5% regionally), Dutch at 1.9% (vs 1.0%) and Scottish at 9.0% (vs 8.0%).
How does the percentage of people born overseas compare to the regional average?
14.6% of the the suburb of Bulli population was born overseas, compared to 13.0% regionally.
What percentage of the the suburb of Bulli population speaks a language other than English at home?
6.5% of the population in the suburb of Bulli speaks a language other than English at home, compared to 7.1% in the wider region.
How many people in the suburb of Bulli identify as Australian Aboriginal?
1.8% of the the suburb of Bulli population identifies as Australian Aboriginal, compared to 4.6% in the region.
What is the citizenship status of the population in the suburb of Bulli?
93.1% of the the suburb of Bulli population holds citizenship, compared to 89.2% in the wider region.

Age StructureAge Profile of Bulli

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The median resident of Bulli is 40. 22.8% 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

Demographic patterns show a dual concentration of younger residents and mature parents. As of August 2026 updates, individuals aged 0 - 24 represent 34.2% of the population, compared to 29.3% in Regional NSW, whereas seniors aged 65+ account for 15.4% locally versus 23.3% regionally. AreaSearch assesses the median age at 40 as at August 2026, identical to the 2021 Census and 3 years younger than the regional median of 43 at that Census. By 2041, the 25 - 44 age cohort is projected to see the greatest net gain, rising by 190 residents (12%) to 1,773, while youth and child cohorts are expected to decrease.

Frequently Asked Questions - Age

What is the median age in the suburb of Bulli?
AreaSearch estimates the median age in the suburb of Bulli at 40 years as at August 2026. That is in line with the 2021 Census figure of 40 years, on an age profile AreaSearch re-estimates for population change recorded since the Census.
How does the suburb of Bulli's median age compare to broader areas?
At an estimated 40 years as at August 2026, Bulli is 3 years younger than the Regional NSW 2021 Census average (43 years) yet 2 years older than the national Census average (38 years).
What age groups are over-represented in the suburb of Bulli?
On AreaSearch estimates updated to August 2026, the most over-represented age group in the suburb of Bulli compared to the Regional NSW region is the 45 - 54 group, making up 14.7% of the population.
What age groups are under-represented in the suburb of Bulli?
On AreaSearch estimates updated to August 2026, the most under-represented age group in the suburb of Bulli compared to the Regional NSW region is the 75 - 84 group, making up 4.7% of the population.
Are there age groups with notable population variances?
Yes, certain age groups in the suburb of Bulli show significant variance compared to the Regional NSW region. The most under-represented age groups are 85+ year-olds (1.1% vs 2.9%) and 75-84 year-olds (4.7% vs 8.2%).
What is the percentage of children (0-14 years) in the suburb of Bulli?
AreaSearch estimates children aged 0-14 years at 20.0% of the population in the suburb of Bulli as at August 2026.
What is the percentage of older people (65+ years) in the suburb of Bulli?
AreaSearch estimates people aged 65 and over at 15.4% of the population in the suburb of Bulli as at August 2026.

Data & MethodBoundaries, Sources & Method for Bulli

Data currency Refreshed

9 of 14 data sections on this page were updated within the last 12 months — the newest current to Sep 2026.

Everything is aggregated to the Suburb (SAL) 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 last month 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 last month 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 last month headline measures · Jul 2026 baseline
Property sales & rents Valuer General, Rental Board, ABS Weekly sales, quarterly rents Sep 2026 this month all 21 measures
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 Sep 2026.
Infrastructure projects Infrastructure Australia, State agencies, Local governments Daily Apr 2026 5 months ago all 3 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 Apr 2026.
Employment ABS, DEWR, JSA Quarterly (ABS SALM) Mar 2026 6 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) Aug 2026 last month headline measures · 2021 Census baseline
Transport ABS, State Transport Departments Each timetable release Jul 2026 2 months ago headline measures · 2021 Census baseline
Services & amenities Provider directories, ACECQA Continuous Jul 2026 2 months ago 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 — 33 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (6,798 at the 2021 Census → 6,825 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 (SAL10659). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.

Common questions about this page

How do Bulli suburb boundaries differ from Statistical Areas?
This page uses Suburbs and Localities (SAL) boundaries (suburb-style geography). SAL represents commonly-known suburb names used in addresses, while Statistical Areas (SA2) are designed for census/statistical reporting. Even when sharing the same name, SAL and SA2 boundaries often cover different geographic areas with different populations.
Where does the data on this Bulli page come from?
AreaSearch compiles this page from official and industry sources — including ABS, Geoscience Australia, Valuer General, Provider directories, DEWR, JSA, State Transport Departments and ACARA — then aggregates them to the boundary shown and calculates the rankings, growth rates and benchmarks itself. Property sales come from the state valuation authority, rents from state rental bond lodgements, development applications from council and state planning portals, school data from ACARA, and public transport from state transport departments.
Is the Bulli data on this page just from the 2021 Census?
No. Most of this page is maintained well beyond the Census. Sourced entirely from current releases: development & approvals (Aug 2026), property sales & rents (Sep 2026), infrastructure projects (Apr 2026) and services & amenities (Jul 2026). Built on a Census baseline but carrying newer measures on top: population (to Aug 2026), age profile (to Aug 2026), employment (to Mar 2026), income (to FY 2023), education (to Aug 2026), transport (to Jul 2026) and health (to 2024). Population and age cohorts in particular are re-based to the latest ABS Estimated Resident Population rather than left at 2021 counts. Only housing, households and cultural diversity remain wholly Census-based, because no more current small-area dataset exists for those measures.

Nearby Areas