Bulli

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

Bulli's population, as of Nov 2025, is estimated at around 7,245 people. This figure reflects an increase of 447 people since the 2021 Census, which reported a population of 6,798 people in the Bulli statistical area (Lv2). The change was inferred from AreaSearch's estimate of 7,184 residents following examination of ABS's latest ERP data release (June 2024), along with an additional 32 validated new addresses since the Census date. This level of population results in a density ratio of 836 persons per square kilometer, comparable to averages seen across other locations assessed by AreaSearch. The Bulli SA2's growth rate of 6.6% since the 2021 census exceeded the non-metro area's average of 5.7%, indicating it was a growth leader in the region during this period. Overseas migration primarily drove population growth in the area.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year, and NSW State Government's SA2 level projections for areas not covered by this data, released in 2022 with 2021 as the base year. Growth rates by age group are applied to all areas for years 2032 to 2041 based on these aggregations. By 2041, a population increase just below the median of Australian non-metropolitan areas is expected in the Bulli SA2, with an anticipated expansion of 363 persons over the 17-year period, reflecting a decrease of 0.9% in total population.

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 indicates Bulli has seen approximately 49 new homes approved annually. Between FY21 and FY25, around 247 homes were approved, with an additional 21 approved in FY26 so far. Despite population decline, housing supply has remained adequate relative to demand, resulting in a balanced market with good buyer choice.

New homes are being built at an average construction cost of $682,000, reflecting a focus on the premium segment. This financial year, $5.6 million in commercial approvals have been registered, indicating limited commercial development focus. New development consists of 51% detached houses and 49% medium to high-density housing, with townhouses and apartments providing diverse living options.

This shift from the area's existing 80% houses indicates decreasing developable sites and changing lifestyles. Bulli has approximately 257 people per dwelling approval, indicating a low density market. With population expected to remain stable or decline, reduced pressure on housing is anticipated, potentially creating buying opportunities.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 13 projects that may affect this region. Notable initiatives include the Bulli Bypass Feasibility Study, Woonona Place, Bulli Hospital Site Redevelopment, and the Multi Dwelling Housing Development at 481-485 Princes Highway. The following list details those 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 4.1%, indicating relative stability over the past year.

As of September 2025, 3625 residents are employed while the unemployment rate is 0.3% higher than Rest of NSW's rate of 3.8%. Workforce participation in Bulli is high at 64.6%, compared to Rest of NSW's 56.4%. Key industries for employment among residents are health care & social assistance, education & training, and construction. Bulli specializes particularly in education & training with an employment share 1.6 times the regional level, while agriculture, forestry & fishing has limited presence at 0.3% compared to 5.3% regionally.

Employment opportunities locally may be limited as suggested by Census working population vs resident population count. Over a 12-month period ending September 2025, employment increased by 0.3%, labour force by 0.2%, leading to unemployment falling by 0.2 percentage points. In contrast, Rest of NSW saw employment decline by 0.5% and unemployment rise by 0.4 percentage points. State-level data as of 25-Nov-25 shows NSW employment contracted by 0.03% (losing 2260 jobs), with the state unemployment rate at 3.9%. Nationally, the unemployment rate is 4.3%. Job and Skills Australia's national employment forecasts from May-25 indicate potential future demand within Bulli. Over five years, national employment is forecast to expand by 6.6%, and over ten years by 13.7%. Applying these projections to Bulli's employment mix suggests local employment should increase by 6.9% over five years and 14.2% over ten years.

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

The suburb of Bulli had one of the highest income levels in Australia according to AreaSearch's aggregation of latest ATO data for financial year 2023. The median income among taxpayers was $66,862 and the average income stood at $92,010. These figures compared to Rest of NSW's median income of $52,390 and average income of $65,215. Based on Wage Price Index growth of 8.86% since financial year 2023, estimated incomes for September 2025 would be approximately $72,786 (median) and $100,162 (average). Census data showed household, family, and personal incomes in Bulli ranked between the 73rd and 85th percentiles nationally. Income distribution revealed that 26.8% of individuals earned between $1,500 and $2,999 weekly, consistent with broader trends across the region where 29.9% fell into this category. A substantial presence of higher earners was noted, with 38.5% exceeding $3,000 weekly, indicating strong purchasing power within the community. Housing expenses accounted for 14.2% of income. Residents ranked in the 85th percentile for disposable income and the area's SEIFA income ranking placed it in the 7th decile.

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

The latest Census evaluated Bulli's dwelling structure as 80.5% houses and 19.5% other dwellings such as semi-detached properties, apartments, and 'other' dwellings. In Bulli, home ownership stood at 35.5%, with 43.2% of dwellings mortgaged and 21.3% rented. The median monthly mortgage repayment in the area was $2,525, recorded as of a specific date or year if available. Meanwhile, the median weekly rent figure was $370. Nationally, Bulli's mortgage repayments were significantly higher than the Australian average of $1,863, while 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 account for 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 constitute the remaining 22.3%, with lone person households at 20.9% and group households comprising 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 is notably high, with 34.3% of residents aged 15+ possessing university qualifications compared to 21.3% in the rest of NSW and 25.2% in the SA4 region. Bachelor degrees are most prevalent at 20.9%, followed by postgraduate qualifications (10.0%) and graduate diplomas (3.4%). Vocational credentials are also prominent, with 34.6% of residents aged 15+ holding them - advanced diplomas account for 11.6% and certificates for 23.0%. Educational participation is high in Bulli, with 32.1% of residents currently enrolled in formal education.

This includes 11.1% in primary education, 9.2% in secondary education, and 5.3% pursuing tertiary education.

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

Bulli has 44 active public transport stops, offering a mix of train and bus services. These stops are served by 34 different routes, carrying out 1,683 weekly passenger trips in total. The average distance from residents to the nearest stop is 196 meters, indicating excellent transport accessibility.

On average, there are 240 trips per day across all routes, which translates to approximately 38 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 exhibits favorable health outcomes with a lower prevalence of common conditions among its general population compared to national averages. However, among older, at-risk cohorts, the prevalence is higher than the national average.

The rate of private health cover in Bulli is notably high at approximately 63% (4,580 people), surpassing the national average of 55.7%. Arthritis and asthma are the most prevalent medical conditions, affecting 7.8% and 7.3% of residents respectively. Notably, 72.0% of Bulli residents report being completely free from medical ailments, a figure significantly higher than the 0% reported across the Rest of NSW. The area has a population of 1,079 people aged 65 and over, comprising 14.9% of its total population.

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 score below average, with 85.4% of its population born in Australia, 93.1% being citizens, and 93.5% speaking English only at home. The predominant religion was Christianity, accounting for 47.9% of Bulli's population. Notably, Judaism was overrepresented, comprising 0.2% compared to None% across Rest of NSW.

In terms of ancestry, the top three groups were English (28.5%), Australian (28.3%), and Irish (9.5%). Other ethnic groups with notable divergences included Welsh at 0.8%, Dutch at 1.9%, and Scottish at 9.0%.

Bulli's population is slightly older than 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 makes up 14.5% of Bulli's population, notably higher than the Rest of NSW average, while the 75-84 year-olds comprise only 4.3%, which is under-represented compared to the rest of NSW. Between the 2021 Census and present, the 15 to 24 age group has increased from 12.0% to 13.9% of Bulli's population, while the 5 to 14 cohort has declined from 15.6% to 14.2%. By 2041, forecasts indicate that the 25 to 34 age group will expand by 102 people (16%), growing from 652 to 755 individuals. The aging population trend is evident, with those aged 65 and above accounting for 53% of projected growth. Conversely, the 45 to 54 and 55 to 64 age cohorts are expected to experience population declines.