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

Buloke's population, as of May 2026, is approximately 5,899. This figure represents a decrease of 285 people since the 2021 Census, which recorded a population of 6,184. This decline was inferred from the estimated resident population of 5,891 in June 2025 and an additional 29 validated new addresses post-census. The population density is roughly 0.70 persons per square kilometer. Buloke's population decrease of 4.6% since the census is close to the SA3 area's decline of -2.8%. Overseas migration primarily drove population growth in recent periods.

AreaSearch uses 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 employs the VIC State Government's Regional/LGA projections from 2023, adjusted using weighted aggregation methods to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Future population trends suggest a slight increase below Australia's non-metropolitan median, with an expected growth of 431 persons by 2041, reflecting a total increase of 7.2% over the 16-year period.

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 received approximately 13 dwelling approvals per year over the past five financial years, totalling 69 homes. In FY2025-26, 12 approvals have been recorded so far. The population decline in recent years has resulted in adequate development activity relative to other areas. New homes are being built at an average expected construction cost of $477,000, indicating a focus on the premium segment with upmarket properties.

This financial year, $42.6 million in commercial development approvals have been recorded, reflecting high levels of local commercial activity. Compared to Rest of Vic., Buloke records about three-quarters the building activity per person and places among the 44th percentile nationally, leading to relatively constrained buyer choice and supporting interest in existing homes. However, building activity has accelerated in recent years. The area's established nature is indicated by its level being under the national average, suggesting potential planning limitations.

New building activity comprises 92.0% standalone homes and 8.0% medium and high-density housing, maintaining Buloke's traditional low density character with a focus on family homes appealing to those seeking space. The estimated population per dwelling approval is 380 people, reflecting its quiet, low activity development environment. Future projections show Buloke adding 423 residents by 2041 (from the latest AreaSearch quarterly estimate). Construction is maintaining a reasonable pace with projected growth, although buyers may encounter growing competition as population increases.

Buloke has emerging levels of nearby infrastructure activity, ranking in the 39thth percentile nationally

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified 20 projects that could impact the area. Notable ones are Corack East Wind Project, Corack Road Service Station & Food Premises, Kooka's Country Cookies New Manufacturing Facility, and Donald's Transformation. The following list details those most 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.

Employment conditions in Buloke demonstrate exceptional strength compared to most Australian markets

Buloke has a balanced workforce with representation across white and blue collar jobs. As of December 2025, the unemployment rate is 1.3%. Over the past year, employment has shown stability.

Compared to Regional Vic., Buloke's unemployment rate is 2.4% lower at 3.7%, but workforce participation is slightly below average at 58.8%. According to Census data, 17.2% of residents work from home, potentially influenced by Covid-19 lockdowns. Key employment sectors include agriculture, forestry & fishing, health care & social assistance, and education & training. Buloke has a strong specialization in agriculture, forestry & fishing, with an employment share 4.3 times the regional level.

Conversely, construction shows lower representation at 4.8% compared to the regional average of 10.4%. Some residents commute for work outside the area. Between December 2024 and December 2025, employment levels increased by 0.1%, while labour force decreased by 2.2%, leading to a 2.2 percentage point drop in unemployment. In contrast, Regional Vic. saw employment contract by 0.6% over the same period. Jobs and Skills Australia's national employment forecasts from May-25 project overall growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Buloke's industry mix suggests local employment could increase by 5.1% over five years and 11.5% over ten years, though this is a simple extrapolation for illustrative purposes only.

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

AreaSearch's aggregation of latest postcode level ATO data released for financial year 2023 shows Buloke SA2 had a median taxpayer income of $47,341 and an average of $58,382. These figures are below the national averages of $50,954 (median) and $62,728 (average) for Regional Vic. Based on Wage Price Index growth of 9.62% from financial year 2023 to March 2026, estimated incomes would be approximately $51,895 (median) and $63,998 (average). According to the 2021 Census, Buloke's household, family, and personal incomes fall between the 6th and 13th percentiles nationally. Income analysis reveals that the largest segment in Buloke comprises 28.6% of residents earning $800 - $1,499 weekly, differing from broader areas where the $1,500 - $2,999 category predominates at 30.3%. While housing costs are modest with 94.0% of income retained, 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

In Buloke, as per the latest Census evaluation, 94.1% of dwellings were houses, with 5.9% being semi-detached, apartments, or other types. This compares to Regional Vic.'s 90.1% houses and 9.9% other dwellings. Home ownership in Buloke stood at 60.5%, with mortgaged dwellings at 23.3% and rented ones at 16.2%. The median monthly mortgage repayment was $734, below Regional Vic.'s average of $1,430. The median weekly rent in Buloke was $158, compared to Regional Vic.'s $285. Nationally, Buloke's mortgage repayments were significantly lower than the Australian average of $1,863, and rents were 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 account for 62.8% of all households, including 21.8% couples with children, 32.4% couples without children, and 7.5% single parent families. Non-family households make up 37.2%, with lone person households at 34.7% and group households comprising 2.5%. The median household size is 2.2 people, 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 has university qualification rates of 15.1%, significantly lower than the Victorian average of 33.4%. Bachelor degrees are the most common at 11.5%, followed by graduate diplomas (1.9%) and postgraduate qualifications (1.7%). Trade and technical skills are prevalent, with 37.8% of residents aged 15 and above holding vocational credentials - advanced diplomas (9.4%) and certificates (28.4%). Educational participation is high, with 26.6% of residents currently enrolled in formal education, including 10.1% in primary, 9.4% in secondary, and 2.2% in tertiary education.

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

Buloke has 16 active public transport stops serviced by 3 routes offering 21 weekly passenger trips. Transport accessibility is limited with residents typically 968 meters from the nearest stop. Most residents commute outward using cars (82%), with 14% walking. Vehicle ownership averages 1.7 per dwelling, above regional average. In 2021 Census, 17.2% of residents worked from home, possibly due to COVID-19 conditions. Service frequency averages 3 trips daily across all routes, equating to approximately 1 weekly trip per stop.

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

Buloke faces significant health challenges according to AreaSearch's assessment. Mortality rates and chronic condition prevalence are substantial across both younger and older age cohorts. Private health cover is low at approximately 48% of the total population (around 2,843 people), compared to Regional Vic.'s 50.5% and the national average of 55.7%.

The most prevalent medical conditions are arthritis (12.1%) and asthma (8.6%), while 59.9% of residents report no medical ailments, compared to 63.4% in Regional Vic.. Working-age population health is notably challenging due to elevated chronic condition rates. Buloke has 30.5% of residents aged 65 and over (1,798 people), higher than Regional Vic.'s 23.9%. Health outcomes among seniors present additional challenges, ranking even higher than the general population nationally.

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 have a cultural diversity below average. Its population comprises 88.6% citizens, 92.8% born in Australia, and 96.4% speaking English only at home. Christianity is the main religion in Buloke, with 58.8% of its people identifying as such, compared to 47.3% across Regional Vic.

The top three ancestry groups are Australian (33.2%), English (31.5%), and Irish (13.0%). Notably, Scottish ancestry is overrepresented in Buloke at 10.7%, while regionally it stands at 8.8%.

Buloke ranks among the oldest 10% of areas nationwide

The median age in Buloke is 52 years, significantly higher than Regional Victoria's average of 43 years and well above the national norm of 38 years. Compared to Regional Victoria's average, the 55-64 age cohort is notably over-represented at 17.5% locally, while the 35-44 age group is under-represented at 8.9%. This concentration of the 55-64 age group is well above the national average of 11.2%. Between 2021 and present, the 75 to 84 age group has grown from 8.8% to 10.1% of the population. Conversely, the 45 to 54 age cohort has declined from 13.1% to 10.9%, and the 5 to 14 age group has dropped from 10.4% to 9.3%. Population forecasts for 2041 indicate substantial demographic changes in Buloke, with the 75 to 84 age cohort projected to grow by 25%, adding 148 residents to reach a total of 741. In contrast, population declines are projected for the 55 to 64 and 15 to 24 age cohorts.