Suburb profile · Rest of NSW
Bulli has an estimated 6,796 residents, little changed since the 2021 Census, with 36 projects tracked in the area around Bulli.
Updated 14 Oct 2026.
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The suburb of Bulli is located 59 kilometres south-southwest from Sydney CBD. Based on AreaSearch's analysis, its population is estimated at around 6,796 as of Aug 2026, drawing on aggregated SA2-level ERP counts released yearly and national address file data updated each quarter. This reflects minimal change from the 6,798 people recorded in the 2021 Census. Residents include a high proportion of middle-aged people, largely couples with children, and married families are common. Mortgage holders are also strongly represented.
Sales activity is relatively low compared with population size. Together, the area's education profile, service offering, family composition and planned projects form key features of its local context.
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01Profile
The analysis, national rankings and who lives there.
The suburb of Bulli is located 59 kilometres south-southwest from Sydney CBD. Based on AreaSearch's analysis, its population is estimated at around 6,796 as of Aug 2026, drawing on aggregated SA2-level ERP counts released yearly and national address file data updated each quarter. This reflects minimal change from the 6,798 people recorded in the 2021 Census. Residents include a high proportion of middle-aged people, largely couples with children, and married families are common. Mortgage holders are also strongly represented.
Sales activity is relatively low compared with population size. Together, the area's education profile, service offering, family composition and planned projects form key features of its local context.
Estimated resident population by year (ABS, not Census counts): 5,507 in 2006 and 6,791 in 2025. The dashed segment ends at the AreaSearch estimate for Aug 2026: 6,796 (ABS June 2025 base).
Share of residents in each age band (ABS age profile, scaled to the Aug 2026 AreaSearch estimate). Largest: 35 to 44, 14.6%.
Share of households in each weekly household income band (2021 Census). Largest: $1,500 - 2,999, 26.8%.
Bulli ranks in the 98th percentile nationally for amenities and the 91st for income.
Each bar and spoke is a national percentile; the dashed ring is the typical area. 99th = higher than 99 in every 100 neighbourhood-sized areas across Australia (ABS SA2 areas). Higher means more of the measure, not necessarily better. Orange marks the top three measures where a higher percentile is better; not Age, Housing or Housing Cost.
02Market and pipeline
Rents, sale prices and what is being built.
The median rent in Bulli is $872 a week, up 12.5% over 12 months to Jun 2026 and 50% above Regional NSW. The gross rental yield across all dwellings is 2.7%.
50% above Regional NSW on median weekly rent
Median weekly rent by year, lodged bonds. Houses (solid line): $582 in 2017, $956 in 2026; Units (dashed orange line): $338 in 2017, $396 in 2023. The latest is to Jun 2026.
Some rents are estimated from nearby areas.
Yield is indicative: rents and sales come from different property pools.
| Address | Sale price | Settled | Address type |
|---|---|---|---|
| 75 Hospital Road, Bulli NSW 2516 | $1,650,000 | 29 Oct 2026 | Street address |
| 1/14 Hospital Road, Bulli NSW 2516 | $877,000 | 21 Oct 2026 | Unit |
| 56 Geraghty Street, Bulli NSW 2516 | $1,950,000 | 8 Oct 2026 | Street address |
| 6 Wallbank Way, Bulli NSW 2516 | $1,190,000 | 17 Sep 2026 | Street address |
| 79 Hospital Road, Bulli NSW 2516 | $1,210,000 | 16 Sep 2026 | Street address |
| 12 Allenby Parade, Bulli NSW 2516 | $1,900,000 | 15 Sep 2026 | Street address |
| 17 Somerville Street, Bulli NSW 2516 | $2,600,000 | 11 Sep 2026 | Street address |
| 6 Colemans Lane, Bulli NSW 2516 | $2,160,000 | 28 Aug 2026 | Street address |
| 8 Air Avenue, Bulli NSW 2516 | $2,150,000 | 7 Aug 2026 | Street address |
| 3/6 George Avenue, Bulli NSW 2516 | $945,000 | 7 Aug 2026 | Unit |
The 10 most recent of the 45 residential sales recorded since 2 Feb 2026 (the latest settled 29 Oct 2026), newest first. The median of these 45, houses and units together, was $1,650,000 (a different set from the medians above). Source: NSW Valuer General / AreaSearch, to October 2026. Commercial, vacant land and nominal sales are left out. Unit means the address has a unit number; a street address has none.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median rent | $872 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent over 12 months | +12.5% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Gross rental yield, all dwellings | 2.7% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Median house price | $1.74m | Contract-date median, 2026 to date | |
| Median unit price | $943k | Contract-date median, 2026 to date |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median price, latest residential sales | $1,650,000 | Median of the 45 most recent residential sales, settled 2 Feb 2026 to 29 Oct 2026, NSW Valuer General / AreaSearch | |
| Median rent, houses | $956 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent for houses over 12 months | +11.5% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Gross rental yield, houses | 2.7% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Median rent, Illawarra | $689 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, Illawarra, over 12 months | +6.8% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, Regional NSW | $580 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, Regional NSW, over 12 months | +6.6% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, NSW | $715 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, NSW, over 12 months | +5.6% | Rental bond lodgements, median for the 12 months to Jun 2026 |
See the development applications we track, then draw your own catchment and map retailers, health, schools and more.
Status of the 79 tracked applications: 38 approved, 14 under assessment, 27 other (refused, withdrawn or no status).
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AreaSearch tracks 36 projects in and around Bulli, 10 of them under construction.
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.
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.
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 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.
The Plaza Woonona is a specialist retail and recreational centre at 429-431 Princes Highway, Woonona NSW. The development includes six ground-floor retail tenancies, a gymnasium of about 680 sqm, a 25m swimming pool with health spa, and a childcare centre for children aged 0 to 6.
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…
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.
A mixed-use redevelopment of the Woonona Bulli RSL site. The project includes a 5-storey residential flat building comprising 24 apartments, basement parking for 25 vehicles, and modernised club facilities to enhance community amenities in the Woonona area.
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.
This residential development consists of six two-storey, three-bedroom dwellings situated above a basement car park for 12 vehicles and two visitor spaces. Designed by PRD Architects, the project includes vegetation management within an onsite riparian corridor and upgrades to Parraweena Way to enhance safety.
Demolition of an existing warehouse storage facility and construction of 12 double-storey dwelling houses, each with double garages and associated landscaping and infrastructure. Development includes a common driveway, visitor car parking, communal open space areas, and on-site stormwater detention.
Redevelopment of Thirroul Plaza into a mixed-use precinct combining residential apartments, an expanded Coles supermarket, additional retail and community spaces. A previous 82-apartment, six-tower proposal was rejected by the NSW Land and Environment Court in 2022.
Images marked AI impression are illustrative only and not photographs of the project; follow the project links for actual imagery. Original imagery? Contact us.
Estimated completion year of the 23 projects in and around the area that are not yet completed and have one: 2025 1, 2026 6, 2027 10, 2028 3, 2029 2, 2030 1. 4 have no completion year.
AreaSearch has tracked 79 substantial development applications lodged in and around Bulli over the past 5 years, 63 in the last 12 months; 14 are recorded as under assessment. Coverage varies by council.
Applications per year (dashed: part year): 2021 (part year) 1, 2022 5, 2023 6, 2024 1, 2025 3, 2026 (to Nov) 63.
Key application 27 Hospital Road, Bulli Mixed Use | $8.0m
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Tracked applications | 79 | Tracked by AreaSearch, in and around the area, last 5 years | |
| Tracked, last 12 months | 63 | Tracked by AreaSearch, in and around the area | |
| ABS building approvals | 3.4 per 1,000 people | ABS building approvals | 45th percentile nationally |
| Average approvals a year | 23 | ABS building approvals | 35th percentile nationally |
| Applications approved | 38 | Tracked by AreaSearch, in and around the area, last 5 years | |
| Applications under assessment | 14 | Tracked by AreaSearch, in and around the area, last 5 years |
Key infrastructure and planning changes likely to influence the suburb of Bulli include: Woonona Place (Construction); Electrify 2515 Community Pilot (Construction); Bulli Hospital Site Redevelopment (Construction); The Plaza Woonona Specialist Retail and Recreational Centre (Construction); and Bulli Bypass Feasibility Study (Planning). These projects represent significant developments that will shape the area's future infrastructure landscape.
Infrastructure development impacting the suburb of Bulli spans multiple sectors including Communities, Transport & Logistics, and Health & Medical, among others.
The suburb of Bulli ranks in the top 10% nationally for infrastructure development, reflecting exceptional investment activity compared to similar areas across the country.
AreaSearch's development drivers ranking sees a low level of activity in Bulli, placing the area among the bottom 19% of areas assessed nationally.
Dwelling approval activity in the suburb of Bulli area has seen 26 residential approvals over the past two financial years, based on AreaSearch's SA2 aggregation method. The suburb of Bulli's current population of 6,796 has been supported by 23 approvals on average over recent years.
The suburb of Bulli has seen 3.4 approvals per 1,000 people in recent years, compared to 5.7 approvals in Regional NSW. This means that one dwelling has been approved for every 521 people in the suburb of Bulli, compared to one for every 183 in Regional NSW.
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Looking at development activity over the past five years, the suburb of Bulli's approval levels have been significantly below the yearly average of 23, showing a notable downturn in recent development.
Over the past five years, the population in the suburb of Bulli has grown by approximately 59 people, while 115 residential approvals were recorded. This equates to a ratio of 0.5 people added for each new dwelling approval. This low ratio indicates housing supply is outpacing population growth, potentially creating market oversupply.
03People
Population, age, income, work, education and more.
99th = higher than 99 in every 100 neighbourhood-sized areas across Australia (ABS SA2 areas). Higher means more of the measure, not necessarily better.
Population growth drivers in Bulli are above average based on AreaSearch's ranking of recent, and medium to long-term trends.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population | 6,796 | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | |
| Growth since 2021 Census | 0.0% | AreaSearch estimate, Aug 2026, against the 2021 Census | 7th percentile nationally |
| Population density | 785 per km² | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | 47th percentile nationally |
| Average yearly growth, 2020 to 2025 | +0.2% | ABS estimated resident population series to June 2025 | |
| Average yearly growth, 2015 to 2025 | +1.1% | ABS estimated resident population series to June 2025 |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population at the 2021 Census | 6,798 | 2021 Census | |
| Average yearly growth, 2022 to 2025 | +0.2% | ABS estimated resident population series to June 2025 | |
| Population growth, 2024 to 2025 | +0.3% | ABS estimated resident population series to June 2025 | |
| Land area | 8.66 km² | AreaSearch boundary analysis |
Total population for the suburb of Bulli was estimated to be approximately 6,796 as at Aug 2026. This is based upon an estimated resident population of 6,791 from the ABS up to June 2025.
The suburb of Bulli has lost approximately 2 people and shown a 0.03% decrease from the 6,798 people recorded at the 2021 Census period.
The population density in the suburb of Bulli is estimated at 785 persons per square kilometre based on the latest population estimate.
Over the past 10 years, the population in the suburb of Bulli has shown a compound annual growth rate of 1.1% per annum.
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.
Bulli's population is slightly older than the national pattern.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age | 40 years | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | 56th percentile nationally |
| Aged 65 and over | 15.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Children under 15 | 20.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 34 | 22.9% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 64 | 50.9% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age at the 2021 Census | 40 years | 2021 Census | |
| Aged 0 to 4 | 6.1% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 5 to 14 | 14.1% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 24 | 14.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 34 | 8.7% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 35 to 44 | 14.6% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 45 to 54 | 14.6% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 55 to 64 | 13.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 65 to 74 | 9.6% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 75 to 84 | 4.6% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 85 and over | 1.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
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.
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).
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 14.6% of the population.
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 4.6% of the population.
Yes, certain age groups in the suburb of Bulli show significant variance compared to Regional NSW. The most under-represented age groups are 85+ year-olds (1.0% vs 2.9%) and 75-84 year-olds (4.6% vs 8.2%).
AreaSearch estimates children aged 0-14 years at 20.2% of the population in the suburb of Bulli as at August 2026.
AreaSearch estimates people aged 65 and over at 15.2% of the population in the suburb of Bulli as at August 2026.
The economic profile demonstrates exceptional strength, placing the area among the top 9% nationally based on comprehensive AreaSearch income analysis.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median taxable income (ATO) | $73,518 a year | ATO FY-24, annual | 90th percentile nationally |
| Average taxable income | $97,471 a year | ATO FY-24, annual |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Census household income / week | $2,331 | 2021 Census, weekly | 85th percentile nationally |
| Census personal income / week | $952 | 2021 Census, weekly | 73rd percentile nationally |
| High-income households | 38.5% | 2021 Census | |
| Census family income / week | $2,796 | 2021 Census, weekly | |
| Low-income households | 18.3% | 2021 Census |
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the suburb of Bulli is approximately $78,208. The official ATO data from FY-24 recorded a median of $73,518.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the suburb of Bulli is approximately $103,690. The official ATO data from FY-24 recorded an average of $97,471.
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the suburb of Bulli is approximately $78,208 compared to $59,289 in Regional NSW. The official ATO data from FY-24 shows $73,518 and $55,733 respectively.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the suburb of Bulli is approximately $103,690 compared to $73,521 in Regional NSW. The official ATO data from FY-24 shows $97,471 and $69,112 respectively.
As per the 2021 Census, the weekly household income bracket containing the largest proportion of the suburb of Bulli's households (~26.8% / 630 households) is the $1,500 - 2,999 cohort.
The largest weekly household income cohort in the suburb of Bulli is the $1,500 - 2,999 group, representing about 26.8% of households. In comparison, Regional NSW's largest household income cohort is the $1,500 - 2,999 group, representing 29.9% of its households, according to the 2021 Census.
The 2021 Census data indicates that the median household income in the suburb of Bulli is $2,331/wk.
According to the 2021 Census, the median family income in the suburb of Bulli is $2,796/wk.
The 2021 Census shows that the median personal income in the suburb of Bulli is $952/wk.
As per AreaSearch's latest postcode level ATO data released for FY-24, the suburb of Bulli's median income among taxpayers is $73,518, with an average of $97,471. This is among the highest in Australia, and compares to Regional NSW's median of $55,733 and average of $69,112. Based on Wage Price Index growth of 6.38% since FY-24, current estimates would be approximately $78,208 (median) and $103,690 (average) as of June 2026.
The estimated disposable income in the suburb of Bulli is $8,669 per year according to AreaSearch analysis.
The suburb of Bulli's disposable income is $8,669 compared to $5,252 for Regional NSW, based on AreaSearch analysis.
AreaSearch analysis indicates Bulli maintains employment conditions that align with national benchmarks.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Unemployment rate | 4.0% | ABS and DEWR labour data, compiled by AreaSearch | |
| Workforce participation | 69.1% | ABS and DEWR labour data, compiled by AreaSearch | |
| Employed residents | 3,619 | ABS and DEWR labour data, compiled by AreaSearch | |
| Daytime population | 5,550 | AreaSearch estimate of residents and workers present on a weekday | |
| Labour force | 3,768 | ABS and DEWR labour data, compiled by AreaSearch |
As of March 2026, the suburb of Bulli has approximately 3,619 employed residents with an unemployment rate of 4.0%. This healthy unemployment rate suggests a well-functioning labour market. Employment performance is above the national median, showing positive labour market dynamics.
As of March 2026, the unemployment rate in the suburb of Bulli stands at 4.0%, which is broadly in line with Regional NSW's rate of 4.1%. For comparison, the national unemployment rate is 4.2%.
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.
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 risen. By comparison, Regional NSW saw employment decreased and its unemployment rate rose.
The workforce participation rate in the suburb of Bulli is 69.1%, 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.
The suburb of Bulli shows notable specialisation in education & training, which employs 15.0% of the local workforce compared to 9.6% across Regional NSW. 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.
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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 2.2% growth, ranking 17th out of 37 regions nationally.
Bulli shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Bachelor qualifications | 20.9% | 2021 Census | 64th percentile nationally |
| Postgraduate qualifications | 10.0% | 2021 Census | 76th percentile nationally |
| University qualifications | 34.3% | 2021 Census | |
| Vocational qualifications | 23.0% | 2021 Census | 43rd percentile nationally |
| Graduate diploma or certificate | 3.4% | 2021 Census | 76th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Advanced diploma or diploma | 11.6% | 2021 Census | 70th percentile nationally |
| No post-school qualification | 31.2% | 2021 Census | |
| Residents attending an educational institution | 32.1% | 2021 Census | |
| Residents attending university or other higher education | 5.3% | 2021 Census | 62nd percentile nationally |
| Residents attending primary school | 11.1% | 2021 Census | 68th percentile nationally |
| Residents attending secondary school | 9.2% | 2021 Census | 77th percentile nationally |
34.3% of people aged 15 and over in the suburb of Bulli have university qualifications, compared to 21.3% in Regional NSW.
31.2% of people aged 15 and over in the suburb of Bulli have no formal qualifications, compared to 39.1% in Regional NSW.
The suburb of Bulli ranks in the 87th percentile nationally for education based on AreaSearch's analysis of qualification and performance metrics.
The most common qualifications in the suburb of Bulli are: Certificate (23.0%), Bachelor Degree (20.9%), Advanced Diploma (11.6%).
32.1% of the population in the suburb of Bulli is currently engaged in formal education, including 11.1% in primary school, 9.2% in secondary school, 5.3% at university (all shares of total residents).
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).
There are 5 schools within the suburb of Bulli, with a combined enrollment of approximately 2,031 students.
The suburb of Bulli includes 3 primary schools, 2 secondary schools.
Bulli features high concentrations of couples with children and family households but relatively few group households, with a larger average household size than Regional NSW.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median household size | 2.8 people | 2021 Census | 79th percentile nationally |
| Lone-person households | 20.9% | 2021 Census | 32nd percentile nationally |
| Couples with children | 43.1% | 2021 Census | 86th percentile nationally |
| Couples without children | 23.8% | 2021 Census | 25th percentile nationally |
| One-parent families | 9.7% | 2021 Census | 40th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Group households | 1.6% | 2021 Census | 14th percentile nationally |
| Households at the 2021 Census | 2,354 | 2021 Census | |
| Estimated households | 2,353 | AreaSearch estimate, Aug 2026 | |
| Family households | 77.4% | 2021 Census | 73rd percentile nationally |
| Average children per family | 1.7 per family | 2021 Census | 61st percentile nationally |
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 2,353 households today.
The average 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.
Family households dominate at 77.4% of all households. Non-family households consist of lone person households (20.9%), group households (1.6%), and other household types (0.0%).
Of the 1,822 family households, couples with children account for 43.1% of all households, couples without children at home 23.8%, and single parent families 9.7%. This mix shapes local demand for schools, family services, and housing types.
Compared to Regional NSW, the suburb of Bulli shows distinct household patterns. Family households are notably over-represented at 77.4% (versus 68.8% in Regional NSW). Conversely, lone person households are under-represented at 20.9% compared to 27.9% in Regional NSW. This family-oriented profile influences local demand for family homes, schools, and children's services.
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.
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.
Single-person households represent 20.9% of all households in the suburb of Bulli, notably lower than the average for Regional NSW of 27.9%. This affects demand for smaller dwellings and single-person accommodation.
Group households (unrelated people sharing) account for 1.6% of households, below the Regional NSW average of 3.3%. This lower rate suggests less student or young professional shared accommodation.
Bulli ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Born overseas | 14.6% | 2021 Census | 27th percentile nationally |
| Speak another language at home | 6.5% | 2021 Census | 30th percentile nationally |
| English only at home | 93.5% | 2021 Census | 70th percentile nationally |
| Australian citizens | 93.1% | 2021 Census | 95th percentile nationally |
| Born in Australia | 85.4% | 2021 Census | 72nd percentile nationally |
| Aboriginal and Torres Strait Islander residents | 1.8% | 2021 Census | 58th percentile nationally |
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.
Christianity is the most commonly reported religion in Bulli, at 47.9% of people, although more residents (49.7%) reported no religion. However, the most apparent overrepresentation was in Judaism, which comprises 0.2% of the population, compared to 0.1% across Regional NSW.
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% across Regional NSW), Dutch at 1.9% (vs 1.0%) and Scottish at 9.0% (vs 8.0%).
14.6% of the suburb of Bulli population was born overseas, compared to 13.0% across Regional NSW.
6.5% of the population in the suburb of Bulli speaks a language other than English at home, compared to 7.1% in Regional NSW.
1.8% of the suburb of Bulli population identifies as Australian Aboriginal, compared to 4.6% in Regional NSW.
93.1% of the suburb of Bulli population holds citizenship, compared to 89.2% in Regional NSW.
04Place
Housing, health, transport, local services and the reports on them.
Bulli is characterized by a predominantly suburban housing profile, with ownership patterns similar to Regional NSW.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Rented homes | 21.3% | 2021 Census | 30th percentile nationally |
| Owned outright | 35.5% | 2021 Census | 56th percentile nationally |
| Detached houses | 80.5% | 2021 Census | 39th percentile nationally |
| Median mortgage repayment | $2,525 a month | 2021 Census, monthly | 89th percentile nationally |
| Owned with a mortgage | 43.2% | 2021 Census | 75th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Semi-detached, terrace and townhouses | 9.2% | 2021 Census | 53rd percentile nationally |
| Median weekly rent paid, 2021 Census | $370 | 2021 Census, weekly | 50th percentile nationally |
| Median rent as a share of median household income | 15.9% | 2021 Census, ratio calculated by AreaSearch | 11th percentile nationally |
| Median mortgage repayment as a share of household income | 25.0% | 2021 Census, ratio calculated by AreaSearch | 59th percentile nationally |
| People per bedroom | 0.8 per bedroom | 2021 Census | 72nd percentile nationally |
In the suburb of Bulli, 35.5% of homes are owned outright, 43.2% are owned with a mortgage, and 21.3% are rented.
According to the latest data, 80.5% of dwellings in the suburb of Bulli are houses.
In the suburb of Bulli, 9.8% of dwellings are apartments or units, with an additional 9.2% being semi-detached dwellings.
Outright home ownership in the suburb of Bulli stands at 35.5%, compared to 39.6% in Regional NSW.
The median monthly mortgage repayment in the suburb of Bulli is $2,525, compared to $1,733 in Regional NSW.
The aggregate monthly housing cost in the suburb of Bulli is $1,432, which represents the average monthly cost across all housing types.
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.
The average persons per bedroom ratio in the suburb of Bulli is 0.8, indicating the level of household density.
Housing affordability in the suburb of Bulli shows mortgage holders spending 25.0% of income on repayments (vs 27.9% in Regional NSW), while renters spend 15.9% of income on rent (vs 23.0% in Regional NSW).
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.
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.
Recent development applications in Bulli show attached dwellings contributing 50% of approvals compared to 20% of existing stock, while detached houses represent 50% of applications versus 80% of current dwellings. This suggests increasing densification. Housing density growth is around the national average.
Health in Bulli: private health cover 63.8%, no long-term health condition 72.0%.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Private health cover | 63.8% | ATO FY 2024, private health cover | 85th percentile nationally |
| No long-term health condition | 72.0% | 2021 Census | 65th percentile nationally |
| Need help with daily activities | 4.3% | 2021 Census | 30th percentile nationally |
| No long-term health condition, under 65 | 78.6% | 2021 Census | 66th percentile nationally |
| Three or more long-term health conditions, under 65 | 1.2% | 2021 Census | 46th percentile nationally |
Around 63.8% of people in the suburb of Bulli are covered by private health insurance, which compares to 52.2% in Regional NSW.
In the suburb of Bulli, 4.3% of the population is identified as requiring ongoing medical assistance. By comparison, 6.8% of people in Regional NSW require similar assistance.
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.
Diabetes affects 3.0% of the suburb of Bulli population, while in Regional NSW, 4.7% of people are diagnosed with diabetes.
3.0% of people in the suburb of Bulli have heart disease. Across Regional NSW,4.4% of the population is affected by heart disease.
In the suburb of Bulli, 63.8% of the population are estimated to have private health insurance. Comparatively, Regional NSW sees an estimated private health coverage rate of 52.2%.
Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Transport access | 67 out of 100 | AreaSearch transport analysis of timetable data | 67th percentile nationally |
| Public transport stops | 52 | Public transport timetable (GTFS) data, compiled by AreaSearch | 44th percentile nationally |
| Weekly public transport trips | 1,851 | Public transport timetable (GTFS) data, compiled by AreaSearch | 47th percentile nationally |
| People per public transport stop | 133 | Public transport timetable (GTFS) data, compiled by AreaSearch | |
| Public transport routes | 33 | Public transport timetable (GTFS) data, compiled by AreaSearch |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Vehicles per dwelling | 1.6 per dwelling | 2021 Census | |
| Working residents who worked from home | 42.4% | 2021 Census, taken during COVID-19 restrictions |
There are 52 public transport stops within the suburb of Bulli.
The suburb of Bulli has 1,851 weekly trips across 33 routes, averaging 264 trips per day.
On average, residential properties are 196 metres from the nearest transport stop.
From the typical resident, the nearest child care centre is 378 m away and the nearest school 467 m.
Distance from the typical resident to the nearest of each service. Every bar starts at 0 m. The nearest is orange.
Public transport 52 stops nearby, 1,851 weekly trips, access rating 67 out of 100.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Amenity score | 98 out of 100 | AreaSearch proximity analysis | 98th percentile nationally |
| Nearest child care | 378 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest school | 467 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest GP | 615 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest fitness centre | 709 m | AreaSearch proximity analysis, from the typical resident |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Nearest pharmacy | 813 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest supermarket | 851 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest shopping centre | 851 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest hospital | 1.1 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest dentist | 1.1 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest bank | 2.2 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest government service | 4.6 km | AreaSearch proximity analysis, from the typical resident |
Sector reports that go deeper on these services: child care, medical, retail, aged care and specialist disability accommodation (SDA). There are 3 long day care centres with 139 places in Bulli, about 2.6 children aged 0-4 per place.
Short silent previews of sample pages. Sector reports are ordered for a catchment you draw, not for the suburb as a whole.
05Reports and tools
Order a report and find more tools.
An area report on Bulli is built to order and emailed to you.
Ordered reports
The other sector reports are ordered on a custom catchment: draw your own area to add them. The order window shows the estimate before you place the order.
Order a reportShort silent previews of sample pages. Base and Child Care can be ordered for Bulli.
06About this profile
Where the figures come from, downloads and nearby areas.
AreaSearch's development drivers ranking sees a low level of activity in Bulli, placing the area among the bottom 19% of areas assessed nationally.
Bulli has exceptionally high levels of nearby infrastructure activity, ranking in the top 9% nationally.
No headline figures are reported for this area.
Bulli's resilient property market has recorded 88 sales in the 12 months to September 2026, comprising 93% residential, 6% commercial and 1% vacant land transactions.
Population growth drivers in Bulli are above average based on AreaSearch's ranking of recent, and medium to long-term trends.
Bulli's population is slightly older than the national pattern.
The economic profile demonstrates exceptional strength, placing the area among the top 9% nationally based on comprehensive AreaSearch income analysis.
AreaSearch analysis indicates Bulli maintains employment conditions that align with national benchmarks.
Bulli shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators.
Bulli features high concentrations of couples with children and family households but relatively few group households, with a larger average household size than Regional NSW.
Bulli ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics.
Bulli is characterized by a predominantly suburban housing profile, with ownership patterns similar to Regional NSW.
Health in Bulli: private health cover 63.8%, no long-term health condition 72.0%.
Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility.
Amenity provision was found to be above the typical area assessed nationally by AreaSearch, based on counts and proximity analysis.
Bulli has an estimated 6,796 residents, little changed since the 2021 Census, with 36 projects tracked in the area around Bulli.
Latest estimate as at Aug 2026; other figures from the 2021 Census, ATO FY-24 and AreaSearch estimates where labelled. Updated 14 Oct 2026.
Sources: ABS Census 2021, ABS estimated resident population, ATO taxation statistics, state rental bonds and property sales records where published, and AreaSearch analysis for Bulli.
Data currency
Refreshed . Sales to Oct 2026, rents to Jun 2026, population and age estimated to Aug 2026, taxable income FY 2024 and projects to Apr 2026. Housing and cultural diversity are from the 2021 Census (next update with the 2026 Census results).
Infrastructure projects and development applications also include sites in the surrounding area, and are labelled as such. Other sections were compiled 15 Oct 2026 from sources that update on their own cycles; "See the evidence" lists each source and its cycle.
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 a complete picture, consider both boundary types where available.
Main sources: ABS, Geoscience Australia, GNAF, ATO, State governments, Valuer General, Rental Board and Infrastructure Australia.
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.
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 and statistical reporting. Even when sharing the same name, SAL and SA2 boundaries often cover different geographic areas with different populations.
AreaSearch compiles this page from official and industry sources, including ABS, Geoscience Australia, GNAF, ATO, State governments, Valuer General, Rental Board and Infrastructure Australia, then calculates statistics for the boundary shown, and ranks, 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. Infrastructure projects and development applications also include sites in the surrounding area, labelled as such.
No. Most of this page is built beyond the Census. Dated for this area: population (Aug 2026), age profile (Aug 2026), infrastructure projects (Apr 2026) and income (FY 2024). Compiled with this profile from sources that publish on their own cycles: development and approvals, property sales and rents, employment, households, education, transport, health and services and amenities. Only housing and cultural diversity remain wholly Census-based, because no more current small-area dataset exists for those measures.
Key demographics and figures for Bulli from the 2021 Census, ATO taxpayer data and AreaSearch estimates and analysis. Each topic has its own table of key figures beside the section it belongs to, and each row names its source and date. The percentile compares Bulli with every neighbourhood-sized area across Australia (ABS SA2 areas): a higher percentile means more of that measure than most, not necessarily better.
Source: AreaSearch (areasearch.com.au) compiled from ABS Census 2021, ATO and other public sources.
