Bulli

Population growth drivers in Bulli are above average based on AreaSearch's ranking of recent, and medium to long-term trends

Based on examination of ABS population updates for the wider region, along with fresh addresses verified by AreaSearch since the Census, the population of the suburb of Bulli is estimated at approximately 6,902 as of May 2026. This represents a growth of 104 people (1.5%) from the 2021 Census, which documented a population of 6,798 residents. The shift is calculated from the resident population of 6,900, estimated by AreaSearch following analysis of the most recent ERP data release by the ABS (June 2025) and an extra 32 verified new addresses since the Census date. This population level translates to a density ratio of 797 persons per square kilometer, which is highly consistent with averages observed across places evaluated by AreaSearch. Over the last ten years, the suburb of Bulli has shown durable expansion patterns with a 1.2% compound annual growth rate, exceeding the SA4 region. Population expansion for the locality was chiefly propelled by overseas migration, which served as virtually the sole driver of population increases during recent times.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, published in 2024 with 2022 as the anchor year. For any SA2 regions not covered by these statistics, AreaSearch utilizes the NSW State Government's SA2 level projections, published in 2022 with 2021 as the anchor year. Growth rates by age cohort from these compilations are also applied to all locations for the years 2032 to 2041. Looking ahead with demographic shifts, a population rise just under the median of Australian non-metropolitan locations is anticipated, with the area projected to grow by 334 persons to 2041 based on aggregated SA2-level projections, representing a rise of 4.8% in total over the 16 years.

AreaSearch assessment of residential development drivers sees a low level of activity in Bulli, placing the area among the bottom 25% of areas assessed nationally

According to AreaSearch analysis of ABS building approval statistics, distributed from statistical area data, Bulli has seen approximately 30 dwellings gain development approval annually, with an estimated 154 homes approved over the last 5 financial years (between FY-21 and FY-25) and 22 so far in FY-26. With an average of 1.1 people per year relocating to the locality for each dwelling constructed over the past 5 financial years (between FY-21 and FY-25), supply and demand seem closely aligned, producing stable market conditions, although recent statistics show this has risen to 4.2 people per dwelling over the last 2 financial years, reflecting the location's rising popularity and potential supply constraints. Development projects average $682,000 in construction value, showing that developers are focusing on the premium market sector with higher-end properties. Furthermore, $5.6 million in commercial development approvals have been documented this financial year, showing the area's predominantly residential character.

New construction comprises 57.0% detached houses and 43.0% medium and high-density housing, with a rising blend of townhouses and apartments offering choices across various price points, from family homes to more affordable compact living. This represents a significant departure from the area's existing housing (currently 80.0% houses), signaling declining availability of developable land and reflecting changing lifestyles and the demand for more varied, affordable accommodation options. The estimated count of 573 people in the area per dwelling approval highlights its quiet, low activity development environment.

Demographic projections indicate Bulli will gain 332 residents through to 2041 (from the most recent AreaSearch quarterly estimate). Based on ongoing development trends, new housing supply should easily satisfy demand, providing favorable conditions for buyers and potentially supporting population growth beyond current projections.

Bulli has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Few factors shape local performance as significantly as updates to local infrastructure, major developments, and urban planning schemes. AreaSearch has identified a total of 13 projects that are anticipated to influence the locality. Notable projects include the Electrify 2515 Community Pilot, Woonona Place, Bulli Hospital Site Redevelopment, and the Bulli Bypass Feasibility Study, with the subsequent list outlining those expected to be of greatest significance.

Professional plan users can use the search below to filter and access additional projects.

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AreaSearch analysis indicates Bulli maintains employment conditions that align with national benchmarks

Bulli has a well-educated labor force, with essential services sectors highly represented, an unemployment rate of only 3.9%, and 1.9% in estimated employment growth over the past year, based on AreaSearch compilation of statistical area data. As of March 2026, 3,673 residents are employed while the unemployment rate is 0.2% below Regional NSW's rate of 4.1%, and workforce participation is far above standard (68.8% compared to Regional NSW's 60.6%). Based on Census feedback, a high 42.4% of residents were recorded working from home, though Covid-19 lockdown impacts should be kept in mind.

The primary sectors of employment among residents are health care & social assistance, education & training, and construction. The area has a specific employment concentration in education & training, with an employment share of 1.6 times the regional level. On the other hand, agriculture, forestry & fishing has minimal representation with 0.3% employment compared to 5.3% regionally. The area appears to offer few employment opportunities locally, as shown by the ratio of Census working population to resident population.

Based on AreaSearch analysis of SALM and ABS statistics, compiled from broader statistical areas, the 12-month period saw employment rise by 1.9% alongside a labor force increase of 2.2%, leading to an unemployment rise of 0.3 percentage points. By comparison, Regional NSW documented an employment decline of 0.9%, a labor force drop of 0.4%, with unemployment increasing by 0.5 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can provide additional perspective on potential future demand in Bulli. These projections, spanning five and ten-year intervals, have been aligned with the local employment profile to estimate growth patterns. While national employment is projected to expand by 6.6% over five years and 13.7% over ten years, growth rates vary greatly between industry sectors. Applying these industry-specific projections to Bulli's employment mix suggests local employment should increase by 6.9% over five years and 14.2% over ten years (please note this is a basic weighting extrapolation for illustrative purposes and does not account for localized population projections).

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

The suburb of Bulli's income level is among the highest in Australia according to the latest ATO data aggregated by AreaSearch for financial year 2023. The suburb of Bulli's median income among taxpayers is $66,862 and the average income stands at $92,010, which compares to figures for Regional NSW's of $52,390 and $65,215 respectively. Based on Wage Price Index growth of 10.32% since financial year 2023, current estimates would be approximately $73,762 (median) and $101,505 (average) as of March 2026. Census data reveals household, family and personal incomes all rank highly in Bulli, between the 73rd and 85th percentiles nationally. Looking at income distribution, the $1,500 - 2,999 earnings band captures 26.8% of the community (1,849 individuals), consistent with broader trends across the region showing 29.9% in the same category. Higher earners represent a substantial presence with 38.5% exceeding $3,000 weekly, indicating strong purchasing power within the community. Housing accounts for 14.2% of income while strong earnings rank residents within the 85th percentile for disposable income and the area's SEIFA income ranking places it in the 8th decile.

Bulli is characterized by a predominantly suburban housing profile, with ownership patterns similar to the broader region

Dwelling structure in Bulli, as measured at the most recent Census, consisted of 80.5% houses and 19.5% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Regional NSW's 82.6% houses and 17.4% other dwellings. Meanwhile, the level of home ownership in Bulli lagged behind that of Regional NSW, at 35.5%, with the rest of the dwellings being mortgaged (43.2%) or rented (21.3%). The median monthly mortgage payment in the area was significantly above the Regional NSW average at $2,525, while the median weekly rent figure was documented at $370, compared to Regional NSW's $1,733 and $330. Nationally, Bulli's mortgage repayments are notably higher than the Australian average of $1,863, while rents are below the national figure of $375.

Bulli features high concentrations of family households, with a higher-than-average median household size

Family households are in the majority at 77.7% of all households, consisting of 43.1% couples with children, 23.8% couples without children, and 9.7% single parent families. Non-family households account for the remaining 22.3%, with single person households at 20.9% and group households making up 1.6% of the total. The median household size of 2.8 people is larger than the Regional NSW average of 2.4.

Bulli shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

Educational attainment in Bulli greatly exceeds broader standards, with 34.3% of residents aged 15+ holding university credentials compared to 21.3% in Rest of NSW and 25.2% in the SA4 region. This notable educational edge positions the area well for knowledge-based opportunities. Bachelor degrees are most common at 20.9%, followed by postgraduate qualifications (10.0%) and graduate diplomas (3.4%). Trade and technical skills are also prominent, with 34.6% of residents aged 15+ holding vocational credentials – advanced diplomas (11.6%) and certificates (23.0%).

Educational enrollment is remarkably high, with 32.1% of residents currently undertaking formal education. This includes 11.1% in primary school, 9.2% in high school, and 5.3% pursuing university or college studies.

Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Public transport analysis indicates 43 active transport stops are operating within the suburb of Bulli, consisting of a mix of train and bus services. These stops are serviced by 34 individual routes, which combine to provide 1,683 weekly passenger trips. Transport accessibility is classified as excellent, with residents generally situated 196 meters from the closest transport stop. As a predominantly residential suburb, most residents travel outward to work, and the car remains the primary mode of travel at 91%. Vehicle ownership averages 1.6 per dwelling. A high 42.4% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 240 trips per day across all routes, which corresponds to approximately 39 weekly trips per individual stop.

The level of general health in Bulli is notably higher than the national average with prevalence of common health conditions low among the general population though higher than the nation's average across older, at risk cohorts

Bulli shows higher-than-average health outcomes, based on AreaSearch's analysis of mortality rates and chronic illness prevalence, with the occurrence of common health conditions being low among the general population, although higher than the national average across older, at-risk groups. Additionally, the rate of private health insurance is exceptionally high at approximately 63% of the total population (4,363 people). This compares to 51.9% across Regional NSW and a national average of 55.7%.

The most common medical conditions in the area were found to be arthritis and asthma, affecting 7.8 and 7.3% of residents, respectively, while 72.0% reported being entirely free of medical issues compared to 63.3% across Regional NSW. The population under the age of 65 exhibits better than average health outcomes. The area has 15.6% of residents aged 65 and over (1,076 people), which is lower than the 23.4% in Regional NSW, though ranking lower nationally than the broader population.

Bulli ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

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. 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.

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%).

Bulli's population is slightly older than the national pattern

The 40-year median age in the suburb of Bulli is slightly below Regional NSW's average of 43 though slightly above the Australian median of 38. Compared to the Regional NSW average, the 45 - 54 cohort is notably over-represented (14.4% locally), while 75 - 84 year-olds are under-represented (4.7%). Since the 2021 Census, the 15 to 24 age group has grown from 12.0% to 14.1% of the population. Conversely, the 5 to 14 cohort has declined from 15.6% to 13.9%. Population forecasts for 2041 indicate substantial demographic changes for the suburb of Bulli. The 25 to 34 age cohort is projected to see notable expansion, expanding by 121 people (20%) from 607 to 729. Meanwhile, the 55 to 64 and 5 to 14 cohorts are expected to experience population declines.