Bulli

Population growth drivers in Bulli are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

Based on analysis of ABS population updates for the broader area, the estimated population of Bulli as of November 2025 is around 6,962. This reflects an increase of 164 people since the 2021 Census, which reported a population of 6,798. The change was inferred from AreaSearch's resident population estimate of 6,938 following examination of the latest ERP data release by ABS in June 2024 and an additional 32 validated new addresses since the Census date. This level of population equates to a density ratio of 803 persons per square kilometer. Bulli's growth rate of 2.4% positions it within 2.7 percentage points of the non-metro area (5.1%), demonstrating competitive growth fundamentals. Population growth was primarily driven by overseas migration.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Moving forward, demographic trends suggest a population increase just below the median of Australian non-metropolitan areas. The suburb is expected to expand by 352 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 3.0% in total over the 17 years.

Residential development activity is lower than average in Bulli according to AreaSearch's national comparison of local real estate markets

AreaSearch analysis of ABS building approval numbers allocated from statistical area data shows Bulli has had around 38 new homes approved each year. Between FY-21 and FY-25, approximately 193 homes were approved, with 9 more in FY-26 so far. Despite population decline, housing supply has been adequate relative to demand, maintaining a balanced market with varied buyer choices.

New homes are being built at an average expected construction cost of $682,000, indicating a focus on premium properties. This financial year has seen $3.6 million in commercial approvals, suggesting limited commercial development emphasis. New developments consist of 53.0% detached houses and 47.0% medium to high-density housing, including townhouses and apartments, offering diverse living options.

This shift from the area's existing 80.0% houses indicates decreasing developable sites and changing lifestyles. The dwelling approvals per capita is approximately 212 people. AreaSearch projects Bulli's population to grow by 207 residents by 2041, with current development patterns suggesting new housing supply will meet demand, potentially facilitating further population growth.

Bulli has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

The performance of a region can significantly be influenced by changes in local infrastructure, major projects, and planning initiatives. AreaSearch has identified a total of 13 projects that are likely to impact the area. Notable projects include Bulli Bypass Feasibility Study, Woonona Place, Bulli Hospital Site Redevelopment, and 481-485 Princes Highway Multi Dwelling Housing Development. The following list details those projects most likely to be relevant.

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

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

The employment landscape in Bulli shows performance that lags behind national averages across key labour market indicators

Bulli has an educated workforce with significant representation in essential services sectors. The unemployment rate is 3.6%, with estimated employment growth of 1.3% over the past year, according to AreaSearch's statistical area data aggregation.

As of June 2025, 3,604 residents are employed, aligning with Rest of NSW's unemployment rate of 3.7%. Workforce participation is high at 64.6%, compared to Rest of NSW's 56.4%. Key industries for Bulli residents include health care & social assistance, education & training, and construction. Notably, employment in education & training is twice the regional level.

Agriculture, forestry & fishing has limited presence with only 0.3% employment compared to the region's 5.3%. Employment opportunities locally may be limited as indicated by Census data comparing working population to resident population. Over a 12-month period ending Sep-22, employment increased by 1.3%, labour force grew by 0.8%, and unemployment fell by 0.5 percentage points in Bulli. In contrast, Rest of NSW saw employment decline by 0.1% with unemployment rising by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 project a 6.6% increase over five years and 13.7% over ten years nationally. Applying these projections to Bulli's employment mix suggests local employment should grow by 6.9% over five years and 14.2% over ten years, although these are simple extrapolations for illustrative purposes and do not account for localized population projections.

The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis

Bulli's median income among taxpayers was $66,862 in financial year 2022. The average income stood at $92,010 during the same period. This compares to figures for Rest of NSW which were $49,459 and $62,998 respectively. As of September 2025, current estimates suggest Bulli's median income would be approximately $75,293 and average income around $103,612, based on a Wage Price Index growth of 12.61% since financial year 2022. Census data shows household, family, and personal incomes in Bulli rank between the 73rd and 85th percentiles nationally. In terms of income distribution, 26.8% of individuals earn between $1,500 and $2,999 weekly, consistent with broader regional trends where 29.9% fall into this category. Notably, 38.5% of Bulli residents exceed $3,000 weekly earnings, indicating strong purchasing power within the community. Housing expenses account for 14.2% of income. Strong earnings also place residents in the 85th percentile for disposable income. The area's SEIFA income ranking places it in the 8th decile.

Bulli is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

In Bulli, as per the latest Census evaluation, 80.5% of dwellings were houses, with the remaining 19.5% consisting of semi-detached homes, apartments, and other types. In contrast, Non-Metro NSW had no recorded houses or other dwellings at that time. Home ownership in Bulli stood at 35.5%, with mortgaged properties making up 43.2% and rented dwellings comprising 21.3%. The median monthly mortgage repayment in Bulli was $2,525, aligning with the Non-Metro NSW average. Weekly rent in Bulli was recorded at $370, while Non-Metro NSW had no reported figures for rents. Nationally, Bulli's mortgage repayments were higher than the Australian average of $1,863, and rents were lower than the national figure of $375.

Bulli features high concentrations of family households, with a median household size of 2.8 people

Family households constitute 77.7% of all households, including 43.1% couples with children, 23.8% couples without children, and 9.7% single parent families. Non-family households comprise the remaining 22.3%, with lone person households at 20.9% and group households making up 1.6%. The median household size is 2.8 people.

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

Bulli's educational attainment exceeds broader benchmarks. 34.3% of residents aged 15+ have university qualifications, compared to 21.3% in Rest of NSW and 25.2% in the SA4 region. Bachelor degrees are most common at 20.9%, followed by postgraduate qualifications (10.0%) and graduate diplomas (3.4%). Vocational credentials are also prominent, with 34.6% of residents holding them - advanced diplomas (11.6%) and certificates (23.0%).

Educational participation is high, with 32.1% of residents currently enrolled in formal education. This includes 11.1% in primary, 9.2% in secondary, and 5.3% pursuing tertiary education. Bulli's 5 schools have a combined enrollment of 2,031 students. The area has above-average socio-educational conditions (ICSEA: 1083). Education provision is balanced with 3 primary and 2 secondary schools serving distinct age groups. There are 29.2 school places per 100 residents, indicating strong educational infrastructure serving local and surrounding communities.

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

Bulli has 41 active public transport stops offering a mix of train and bus services. These stops are served by 35 different routes, collectively facilitating 1,458 weekly passenger trips. The average distance residents live from the nearest stop is 196 meters, indicating excellent accessibility.

On average, there are 208 trips per day across all routes, which equates to approximately 35 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 better-than-average health outcomes with lower prevalence of common conditions among its general population compared to national averages. However, older and at-risk cohorts have higher rates of these conditions.

Approximately 63% of Bulli's total population (4,401 people) has private health cover, which is higher than the national average of 55.3%. The most common medical conditions in the area are arthritis and asthma, affecting 7.8% and 7.3% of residents respectively. 72.0% of Bulli's residents report having no medical ailments. In comparison, the Rest of NSW has a lower figure of 0%. Bulli has 14.8% of its population aged 65 and over (1,030 people).

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

Bulli had a cultural diversity below average, with 85.4% of its population born in Australia, 93.1% being citizens, and 93.5% speaking English only at home. Christianity was the predominant religion in Bulli, comprising 47.9% of people. Judaism, however, was overrepresented at 0.2%, compared to none across Rest of NSW.

The top three ancestry groups were English at 28.5%, Australian at 28.3%, and Irish at 9.5%. Notably, Welsh was overrepresented at 0.8%, Dutch at 1.9%, and Scottish at 9.0%, compared to none regionally.

Bulli's median age exceeds the national pattern

The median age in Bulli is 40 years, which is slightly below Rest of NSW's average of 43 but above Australia's median of 38. The 45-54 age cohort is notably over-represented in Bulli at 14.5%, while the 75-84 year-olds are under-represented at 4.3%. Between the 2021 Census and present, the 15 to 24 age group has grown from 12.0% to 13.9% of Bulli's population, while the 5 to 14 cohort has declined from 15.6% to 14.2%. Population forecasts for 2041 indicate significant demographic changes in Bulli. The 25 to 34 age cohort is projected to expand by 122 people (20%) from 626 to 749, while the 55 to 64 and 5 to 14 cohorts are expected to experience population declines.