Buloke

Buloke is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

Based on AreaSearch's analysis, Buloke's population is around 6,008 as of Feb 2026. This reflects a decrease of 176 people (2.8%) since the 2021 Census, which reported a population of 6,184 people. The change is inferred from the estimated resident population of 5,960 from the ABS as of June 2024 and an additional 21 validated new addresses since the Census date. This population level equates to a density ratio of 0.70 persons per square kilometer, providing ample space per person. Population growth for the area was primarily driven by overseas migration, which was essentially the sole driver of population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the VIC State Government's Regional/LGA projections released in 2023 with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group from these aggregations are also applied across all areas for years 2032 to 2041. As we examine future population trends, a population increase just below the median of national regional areas is expected, with the area expected to grow by 417 persons to 2041 based on the latest annual ERP population numbers, reflecting an increase of 6.1% in total over the 17 years.

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

Buloke has experienced around 13 dwellings receiving development approval annually, with 69 homes approved over the past 5 financial years (between FY-21 and FY-25) and 10 so far in FY-26. As the area has experienced population decline, development activity has been adequate in relative terms, which is a positive for buyers, while new homes are being built at an average value of $477,000, demonstrating a developer focus on the premium segment with upmarket properties. Additionally, $42.6 million in commercial development approvals have been recorded this financial year, demonstrating high levels of local commercial activity.

When measured against the Rest of Vic., Buloke shows approximately 75% of the construction activity per person and places within the 44th percentile of areas assessed nationally, meaning somewhat limited buyer options while strengthening demand for established properties. This activity is similarly under the national average, indicating the area's established nature and suggesting potential planning limitations. New development consists of 92.0% detached houses and 8.0% attached dwellings, preserving the area's low density nature with an emphasis on detached housing attracting space-seeking buyers. The estimated count of 380 people in the area per dwelling approval reflects its quiet, low activity development environment.

Population forecasts indicate Buloke will gain 369 residents through to 2041 (from the latest AreaSearch quarterly estimate). Existing development levels seem aligned with future requirements, maintaining stable market conditions without significant price pressures.

Buloke has emerging levels of nearby infrastructure activity, ranking in the 37thth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total, 20 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include the Corack East Wind Project, Corack Road Service Station & Food Premises, Kooka's Country Cookies New Manufacturing Facility, and Donald's Tramsformation, with the list below detailing those likely to be of most relevance.

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.

Buloke ranks among the top 25% of areas assessed nationally for overall employment performance

Buloke possesses a balanced workforce spanning white and blue collar employment, with diverse sector representation, an unemployment rate of just 1.3%, and relative employment stability over the past year. As of December 2025, 2,943 residents are in work while the unemployment rate is 2.4% below Regional Vic.'s rate of 3.7%, and workforce participation is somewhat below standard (58.4% compared to Regional Vic.'s 61.5%). Based on Census responses, a moderate 17.2% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

Employment among residents is concentrated in agriculture, forestry & fishing, health care & social assistance, and education & training. The area has a particular employment specialization in agriculture, forestry & fishing, with an employment share 4.3 times the regional level. In contrast, construction employs just 4.8% of local workers, below Regional Vic.'s 10.4%. While local employment opportunities exist in the area, it appears many residents commute elsewhere for work, based on the count of Census working population relative to the local population.

Based on AreaSearch analysis of SALM and ABS data, over the 12 months to December 2025, employment increased by 0.1% while the labour force decreased by 2.2%, causing the unemployment rate to fall by 2.2 percentage points. This contrasts with Regional Vic., where employment contracted by 0.6%, the labour force fell by 0.7%, and unemployment fell 0.1 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Buloke. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Buloke's employment mix suggests local employment should increase by 5.1% over five years and 11.5% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

According to AreaSearch's aggregation of the latest postcode level ATO data released for FY-23, the Buloke SA2 had a median income among taxpayers of $47,341 with the average level standing at $58,382. This is below the national average and compares to levels of $50,954 and $62,728 across Regional Vic. respectively. Based on Wage Price Index growth of 8.25% since FY-23, current estimates would be approximately $51,247 (median) and $63,199 (average) as of September 2025. Census data reveals household, family and personal incomes in Buloke all fall between the 6th and 13th percentiles nationally. Distribution data shows the $800 - 1,499 earnings band captures 28.6% of the community (1,718 individuals), differing from patterns across the region where $1,500 - 2,999 dominates with 30.3%. While housing costs are modest with 94.0% of income retained, the total disposable income ranks at just the 15th percentile nationally.

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

Dwelling structure within Buloke, as evaluated at the latest Census, comprised 94.1% houses and 5.9% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Regional Vic.'s 90.1% houses and 9.9% other dwellings. Meanwhile, the level of home ownership within Buloke was well beyond that of Regional Vic., at 60.5%, with the remainder of dwellings either mortgaged (23.3%) or rented (16.2%). The median monthly mortgage repayment in the area was well below the Regional Vic. average at $734, while the median weekly rent figure was recorded at $158, compared to Regional Vic.'s $1,430 and $285. Nationally, Buloke's mortgage repayments are significantly lower than the Australian average of $1,863, while rents are substantially below the national figure of $375.

Buloke features high concentrations of lone person households, with a lower-than-average median household size

Family households dominate at 62.8% of all households, comprising 21.8% couples with children, 32.4% couples without children, and 7.5% single parent families. Non-family households make up the remaining 37.2%, with lone person households at 34.7% and group households comprising 2.5% of the total. The median household size of 2.2 people is smaller than the Regional Vic. average of 2.4.

Educational outcomes in Buloke fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

The area faces educational challenges, with university qualification rates (15.1%) substantially below the VIC average of 33.4%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 11.5%, followed by graduate diplomas (1.9%) and postgraduate qualifications (1.7%). Trade and technical skills feature prominently, with 37.8% of residents aged 15+ holding vocational credentials, including advanced diplomas (9.4%) and certificates (28.4%).

Educational participation is notably high, with 26.6% of residents currently enrolled in formal education. This includes 10.1% in primary education, 9.4% in secondary education, and 2.2% pursuing tertiary education.

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

Public transport analysis reveals 16 active transport stops operating within Buloke. These stops are serviced by 3 individual routes, collectively providing 21 weekly passenger trips. Transport accessibility is rated as limited, with residents typically located 968 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 82%, with 14% walking. Vehicle ownership averages 1.7 per dwelling, which is above the regional average. Some 17.2% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 3 trips per day across all routes, equating to approximately 1 weekly trip per individual stop.

Health performance in Buloke is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Health data reveals substantial challenges facing Buloke, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. The prevalence of common health conditions is notable across both younger and older age cohorts, and the rate of private health cover is very low at approximately 48% of the total population (~2,895 people). This compares to 50.5% across Regional Vic. The national average is 55.7%.

The most common medical conditions in the area are arthritis and asthma, impacting 12.1 and 8.6% of residents, respectively, while 59.9% declared themselves as completely clear of medical ailments compared to 63.4% across Regional Vic. The working-age population faces notable health challenges with elevated chronic condition rates. The area has 29.7% of residents aged 65 and over (1,782 people), which is higher than the 23.9% in Regional Vic. Health outcomes among seniors present some challenges, with national rankings even higher than the general population.

The latest Census data sees Buloke placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics

Buloke was found to be below average in terms of cultural diversity, with 88.6% of its population being citizens, 92.8% born in Australia, and 96.4% speaking English only at home. The main religion in Buloke is Christianity, which makes up 58.8% of people in Buloke, compared to 47.3% across Regional Vic..

In terms of ancestry (country of birth of parents), the top three represented groups in Buloke are Australian, comprising 33.2% of the population, English, comprising 31.5% of the population, and Irish, comprising 13.0% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Scottish is notably overrepresented at 10.7% of Buloke (vs 8.8% regionally).

Buloke ranks among the oldest 10% of areas nationwide

The 52-year median age in Buloke is significantly above Regional Vic.'s average of 43 and similarly well above the national norm of 38. Compared to the Regional Vic. average, the 55 - 64 cohort is notably over-represented (17.5% locally), while 35 - 44 year-olds are under-represented (8.9%). This 55 - 64 concentration is well above the national 11.2%. In the period since 2021, the 35 to 44 age group has grown from 7.9% to 8.9% of the population. Conversely, the 45 to 54 cohort has declined from 13.1% to 10.8%. Population forecasts for 2041 indicate substantial demographic changes for Buloke. The 35 to 44 cohort shows the strongest projected growth at 25%, adding 135 residents to reach 673. In contrast, population declines are projected for the 55 to 64 and 15 to 24 cohorts.