Bullaburra
With a median age of 45, five years above the national figure, and 81.1% of residents staying put year to year, Bullaburra reads as one of the more settled communities on the lower Blue Mountains plateau. The suburb's 1,300 people live almost exclusively in separate houses, at 98.4% the detached rate is among the highest for any NSW suburb. Household income sits at the 62.1st percentile nationally, comfortably above average, and mortgage stress is modest at 24.9% of household income. A vacancy rate of 11.1% is higher than most comparable Blue Mountains towns, a signal worth watching for buyers and investors alike.
Population
1,300
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,765/wk
DAs (12 months)iDevelopment Applications lodged in the past year
19
Median House
$865K
2024-2025 (PSI derived)
The median house price reached $901,250 in 2025, up 8.3% from $832,500 in 2024, a one-year gain that outpaces many NSW regional markets. Monthly mortgage repayments average $1,900, representing 24.9% of household income, below the 30% stress threshold, which makes Bullaburra more accessible than many Sydney-fringe suburbs at a similar price point. Virtually all dwellings are separate houses, so buyers face little trade-off between house and apartment. Four-plus bedroom homes account for 39% of stock and three-bedroom homes for 42.2%, meaning the suburb is well suited to families. Outright owners at 38.1% and mortgage holders at 46.9% represent a split typical of an established owner-occupier suburb with a modest renter base of just 15%.
For Buyers
The median house price reached $901,250 in 2025, up 8.3% from $832,500 in 2024, a one-year gain that outpaces many NSW regional markets. Monthly mortgage repayments average $1,900, representing 24.9% of household income, below the 30% stress threshold, which makes Bullaburra more accessible than many Sydney-fringe suburbs at a similar price point. Virtually all dwellings are separate houses, so buyers face little trade-off between house and apartment. Four-plus bedroom homes account for 39% of stock and three-bedroom homes for 42.2%, meaning the suburb is well suited to families. Outright owners at 38.1% and mortgage holders at 46.9% represent a split typical of an established owner-occupier suburb with a modest renter base of just 15%.
For Investors
Renters make up 15% of households, lower than the NSW average, and weekly rent sits at $400, modest relative to the $901,250 median house price, implying a gross yield below 2.5%. The vacancy rate of 11.1% is elevated compared to most Blue Mountains suburbs, suggesting supply currently exceeds demand in the rental segment. Development activity was limited to 16 applications in the past 12 months, mostly alterations and additions rather than new dwellings, so supply pressure from new construction is low. The 8.3% price growth recorded from 2024 to 2025 is the stronger investment case here, supported by low turnover, with 81.1% of residents remaining in place year to year, a sign of stable underlying demand.
Development Activity
Total DAs
85
Last 12 Months
19
YoY ChangeiYear-over-year change in DA lodgements
+58.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 45 is five years above the national figure, consistent with the aging-resident profile across many lower Blue Mountains suburbs. Overseas-born residents account for 17.3% of the population, 4.3 percentage points below the national average, and ancestry is strongly Anglo-Celtic, led by English (519 residents), Irish (205) and Scottish (159). University qualifications reach 33%, which is 2.9 percentage points above the national figure, reflecting the professional and managerial households that make up a significant portion of the workforce. Average household size of 2.5 matches the national figure. Couples with children (446 families) outnumber couples without children (330), pointing to a family-oriented rather than retiree-dominated demographic despite the older median age.
Age Distribution
Bedrooms
Dwelling Structure
98.4%
Houses
0.6%
Townhouse
1.0%
Apartment
Tenure
Detached houses dominate at 98.4%, one of the highest ratios in NSW, making apartments and semi-detached dwellings effectively absent from the market. The bedroom mix skews large: 39% of homes have four or more bedrooms and 42.2% have three, giving buyers genuine choice in family-sized stock. Prices moved from $832,500 in 2024 to $901,250 in 2025, an 8.3% rise. Tenure is owner-occupier driven, with 38.1% owning outright and 46.9% carrying a mortgage, leaving renters at just 15%. Rent-to-income at 22.7% stays below the stress threshold for tenants. The 11.1% vacancy rate is the one note of caution, running higher than nearby comparable suburbs and suggesting some mismatch between available rental stock and active demand.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,900
Rent / wk
$400
HH Size
2.5
Personal Income / wk
$729
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.1%
Unoccupied
62
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.9%
Community Profile
Ancestry
Household Composition
31.0%
Couples, no children
1,065
Total families
Economy & Employment
Healthcare is the largest employer at 20.9% of the local workforce (100 workers), followed by Education at 16.3% (78 workers), Public Administration at 9.6% (46) and Professional/Tech at 9.2% (44). This public-sector and services bias is consistent with households earning income in the 62.1st percentile nationally. By occupation, Professionals account for 161 workers and Managers for 89, together representing the largest employment cohort. The unemployment rate sits at 2.3%, below the national average, and full-time employment covers 59.5% of the workforce. Participation at 51.8% is below national norms because 397 residents are not in the labour force, reflecting the older age profile rather than economic stress. Weekly personal income averages $729.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.5%
Part-time
38.2%
Participation
51.8%
Employed
546
Occupations
Top Industries
University
33.0%
Postgraduate
10.2%
Born Overseas
17.3%
Dwellings
499
Transport to Work
Car dependency is near-total at 92.9% of commuters driving, with public transport used by just 3.2%, which is below the NSW state average and reflects the Blue Mountains geography. Walking and cycling account for 1.8% of trips. No schools are recorded within the suburb boundary in this dataset, so families rely on facilities in neighbouring Blue Mountains townships. Volunteering participation is 20.3%, above the national average, indicating strong community engagement. Only 5% of residents (63 people) need daily assistance, a low rate even accounting for the older median age of 45. Mortgage and rent affordability are both below stress thresholds, at 24.9% and 22.7% of income respectively, making the suburb more financially comfortable than many comparable NSW markets.
Drive
92.9%
Public Transport
3.2%
Walk / Cycle
1.8%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bullaburra compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bullaburra a good suburb to live in?
Bullaburra suits owner-occupier families and long-term residents: 81.1% of residents stay from year to year, the unemployment rate is low at 2.3%, and mortgage costs sit at 24.9% of household income, below the 30% stress threshold. The main trade-offs are strong car dependency at 92.9% of commuters and an 11.1% vacancy rate that suggests some softness in the rental market.
What is the median house price in Bullaburra?
The median house price was $901,250 in 2025, up 8.3% from $832,500 in 2024. Monthly mortgage repayments average $1,900. Weekly rent is $400, modest relative to purchase prices. Household income sits at the 62.1st percentile nationally, keeping mortgage repayments at a manageable 24.9% of income.
What schools are in Bullaburra?
No schools are recorded within the Bullaburra boundary in this dataset. Families rely on schools in neighbouring Blue Mountains suburbs. Despite the lack of local schools, 33% of residents hold university qualifications, 2.9 percentage points above the national average, reflecting an educated resident base.
Is Bullaburra safe?
Crime statistics are not available for Bullaburra in this dataset. As indirect indicators, only 5% of residents (63 people) require daily assistance, and the suburb has a 2.3% unemployment rate, below national norms. The high residential stability rate of 81.1% staying year to year is consistent with a settled, low-stress community.
Is Bullaburra good for property investment?
The 8.3% price growth from $832,500 in 2024 to $901,250 in 2025 is the strongest argument for investment. However, with renters at just 15% of households and weekly rent at $400, gross yield is below 2.5%. The 11.1% vacancy rate is elevated for the area, so investors should target owner-occupier demand rather than rental income.
How is Bullaburra's population changing?
Bullaburra has approximately 1,300 residents in a 6.14 square kilometre area, giving a density of 211.8 people per square kilometre. Residential stability is high, with 81.1% of residents remaining in place year to year and a turnover rate of 18.9%. The median age of 45, five years above national, suggests gradual aging of the resident base over time.
What is the housing mix like in Bullaburra?
Separate houses account for 98.4% of all dwellings, making it one of the most detached-dominant suburbs in NSW. Three-bedroom homes make up 42.2% of stock and four-plus bedroom homes 39%. Owner-occupiers dominate at 85% combined (38.1% outright owners, 46.9% with mortgages), with renters at just 15%.
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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