Bulimba
Household income in the 96th percentile and IRSAD decile 10 put Bulimba in the same socioeconomic tier as Sydney's premium inner-ring, yet the estimated median house price of $691,000 is a fraction of comparable Sydney addresses. The 37.5% renter share and 32.1% residential turnover reveal a suburb in constant rotation: people arrive, rent, then buy or move on. Professional/Tech (18.0%) and Healthcare (14.8%) lead employment, 56.2% hold university qualifications (26.1 points above national), and full-time employment hits 71.8%. The 45.8% detached houses and 39.5% apartments create a genuinely mixed housing stock within 2.13 km2.
Population
7,623
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$2,805/wk
DAs (12 months)iDevelopment Applications lodged in the past year
93
Median House
$691K
Estimated from rent (2025)
The estimated $691,000 median is moderate for inner Brisbane, making ownership accessible despite the premium demographic. Monthly mortgage of $2,800 produces a mortgage-to-income ratio of 23.1%, well below stress levels. Housing stock is mixed: 45.8% detached, 39.5% apartments, 14.7% semi-detached. Bedroom distribution is diverse: 33.5% have 4+ bedrooms, 29.6% three-bedroom, 29.5% two-bedroom, and 7.4% studio/one-bedroom. Outright owners at 27.7% and mortgage holders at 34.8% combine for 62.5% ownership. Two above-benchmark schools serve the suburb: Sts Peter and Paul's (Catholic, ICSEA 1,156, 548) and Bulimba State School (government, ICSEA 1,124, 612). Walking/cycling at 7.0% is above average.
For Buyers
The estimated $691,000 median is moderate for inner Brisbane, making ownership accessible despite the premium demographic. Monthly mortgage of $2,800 produces a mortgage-to-income ratio of 23.1%, well below stress levels. Housing stock is mixed: 45.8% detached, 39.5% apartments, 14.7% semi-detached. Bedroom distribution is diverse: 33.5% have 4+ bedrooms, 29.6% three-bedroom, 29.5% two-bedroom, and 7.4% studio/one-bedroom. Outright owners at 27.7% and mortgage holders at 34.8% combine for 62.5% ownership. Two above-benchmark schools serve the suburb: Sts Peter and Paul's (Catholic, ICSEA 1,156, 548) and Bulimba State School (government, ICSEA 1,124, 612). Walking/cycling at 7.0% is above average.
For Investors
Renters at 37.5% provide a large tenant pool in a premium suburb. Weekly rent of $500 against the $691,000 estimated median delivers gross yield of approximately 3.8%, solid by inner-Brisbane standards. The 8.0% vacancy rate is moderate. Development activity is strong at 87 DAs in 12 months, including subdivisions and extensions. Net overseas migration of 152 per year offsets internal outflow of 61. Population grows at 1.65% per year (131 persons). The 10-year population change was 24.6%, driven by apartment development. Rent-to-income at 17.8% is very low for tenants, suggesting room for rent increases. Mortgage stress at 23.1% makes forced sales unlikely.
Development Activity
Total DAs
346
Last 12 Months
93
YoY ChangeiYear-over-year change in DA lodgements
+13.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bulimba iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Sts Peter and Paul's School
Prep-6 · 548 students
Bulimba State School
Prep-6 · 612 students
Demographics
The median age of 40 equals the national median. University qualifications at 56.2% are 26.1 points above national. Overseas-born at 27.8% is 6.2 points above national, with English (3,233), Irish (1,145), Scottish (1,053) and German (438) ancestries dominating. The linguistic profile is dispersed: Portuguese (38), Mandarin (34), German (27), French (19) and Italian (16) are the top non-English languages, none in large concentrations. Average household size of 2.4 is slightly below national. Couples without children at 30.1% and couples with children (2,632) coexist in near-balance. Residential turnover at 32.1% is high, reflecting the large renter population.
Age Distribution
Bedrooms
Dwelling Structure
45.8%
Houses
14.7%
Townhouse
39.5%
Apartment
Tenure
Renters at 37.5% are the dominant tenure group, ahead of mortgage holders at 34.8% and outright owners at 27.7%. Stock is mixed: 45.8% detached, 39.5% apartments, 14.7% semi-detached. This apartment share (39.5%) is among the highest in this batch. Bedroom distribution spans the full range: 4+ at 33.5%, 3-bed at 29.6%, 2-bed at 29.5%, studios at 7.4%. Mortgage-to-income at 23.1% and rent-to-income at 17.8% are both well below stress thresholds. The IRSD decile 10 and IRSAD decile 10 confirm the top tier nationally. Affordability improved from 40.3% (2011) to 35.7% (2021), reflecting income growth outpacing housing costs.
Mortgage / mo
$2,800
Rent / wk
$500
HH Size
2.4
Personal Income / wk
$1,393
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.0%
Unoccupied
260
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
30.1%
Couples, no children
5,973
Total families
Economy & Employment
Professional/Tech leads at 18.0% (592 workers), followed by Healthcare at 14.8% (486), Education at 10.5% (346), Construction at 7.6% (250) and Finance at 6.8% (224). The Finance sector share is higher than most suburban averages. Professionals (1,504) and Managers (1,025) dominate occupations, with the Managers count particularly high. Full-time employment at 71.8% is well above the national average, unemployment at 4.2% is below average, and participation at 66.1% is strong. The IEO decile 10 confirms top-tier educational and occupational outcomes. Real income grew 8.1% over the decade, modest but positive.
Unemployment
2.2%
Labour Force
5,103
Unemployed
113
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
71.8%
Part-time
24.0%
Participation
66.1%
Employed
3,979
Occupations
Top Industries
University
56.2%
Postgraduate
15.4%
Born Overseas
27.8%
Dwellings
2,977
Transport to Work
Two high-performing schools serve Bulimba: Sts Peter and Paul's (Catholic primary, ICSEA 1,156, 548 students) and Bulimba State School (government primary, ICSEA 1,124, 612 students). Both score well above the national benchmark. Walking/cycling at 7.0% is above the national average, with car dependency at 84.8% and public transport at 3.3%. The IRSAD decile 10 is the top national tier. No crime data is available. Volunteering at 16.7% is above average. Need for assistance at 3.5% (255 people) is below the national average.
Drive
84.8%
Public Transport
3.3%
Walk / Cycle
7.0%
Work from Home
N/A
Population Forecast
+1.65%/yr
(+131 people/yr)
EstablishedPopulation grows at 1.65% per year (131 persons). The 10-year change was 24.6%. Medium forecasts project 8,840 by 2031 from 7,925 in 2025. Overseas migration at 152 per year is the primary driver, with internal outflow of 61 per year. The gentrification score of 9 (not gentrifying) reflects an already-premium market. Rent grew 17.6% over the decade, modest compared to other Brisbane suburbs. The aging trajectory (senior share up 5.1 points, young share down 2.4, working-age down 3.1) indicates maturing demographics. Affordability improved from 40.3% to 35.7%, driven by strong income growth in the professional workforce.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+152
Net Internal / yr
-61
Gentrification Signal
Not gentrifying
Population +27% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bulimba compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bulimba a good suburb to live in?
Bulimba ranks in IRSAD decile 10, the top national tier. Household income sits in the 96th percentile, and 56.2% hold university qualifications, 26.1 points above average. Both schools score above ICSEA 1,100. Full-time employment at 71.8% is well above the national average, and walking/cycling at 7.0% exceeds most suburban areas.
What is the median house price in Bulimba?
The estimated median house price is $691,000 (2025 rent-derived). Monthly mortgage repayments average $2,800, producing a mortgage-to-income ratio of 23.1%, well below the 30% stress threshold. Weekly rent is $500, with a rent-to-income ratio of just 17.8%.
What schools are in Bulimba?
Two high-performing schools operate in Bulimba: Sts Peter and Paul's (Catholic primary, ICSEA 1,156, 548 students) and Bulimba State School (government primary, ICSEA 1,124, 612 students). Combined enrolment of 1,160 students and both well above the 1,000 ICSEA benchmark.
Is Bulimba safe?
No crime rate data is currently available for Bulimba. The IRSD decile 10 indicates very low socioeconomic disadvantage, which nationally correlates with lower crime rates. Need for assistance at 3.5% (255 people) is below the national average.
Is Bulimba good for property investment?
Gross yield of approximately 3.8% ($500/week on $691,000) is solid for an IRSAD decile 10 suburb. Renters at 37.5% provide a large, high-income tenant pool. The 8.0% vacancy rate is moderate. Development activity at 87 DAs in 12 months adds supply. Population grows at 1.65% per year, with overseas migration of 152 providing demand.
How is Bulimba's population changing?
Population grows at 1.65% per year (131 persons), with medium projections of 8,840 by 2031. The 10-year change was 24.6%. Overseas migration at 152 per year offsets internal outflow of 61. The senior share grew 5.1 points over the decade, while the working-age share fell 3.1 points, indicating a maturing demographic profile.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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