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ABS 2021 Census · Updated 21 May 2026
Ben Bullen is a regional centre in New South Wales, Australia, with a population of approximately 71, making it a boutique locality. Located approximately 130 km from the Sydney CBD, Ben Bullen is a regional area in New South Wales. The median household income is $81,224 per year.
Moderate income levels in Ben Bullen indicate steady rental demand from working households. Regional positioning means lower entry costs but potentially longer hold periods for capital gains.
Official Australia Post postcode for Ben Bullen. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Ben Bullen on My School →Estimated 1 park and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Ben Bullen is a smaller community of 71 — about 1% of the New South Wales suburb median (5,325) — so investors should factor in the narrower buyer pool and longer average time-on-market. Household income of $81,224/year is 17% below the New South Wales median of $97,552, typically translating into lower entry prices and a tenant base more sensitive to rent increases. Weekly rent of $160 covers just 27% of the median $2,612/month mortgage repayment, leaving a $1,919/month gap — investors should only pursue this suburb with a clear capital-growth thesis and sufficient external income to fund the shortfall. Ben Bullen is 130 km from Sydney, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
How Ben Bullen stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean Ben Bullen sits above the state median; negative means below.
| Metric | Ben Bullen | NSW median | Δ vs state |
|---|---|---|---|
| Population | 71 | 5,325 | -99% |
| Median household income | $81,224/yr | $97,552/yr | -17% |
| Median rent (weekly) | $160 | $430 | -63% |
| Median mortgage (monthly) | $2,612 | $2,167 | +21% |
| Distance to CBD | 130 km | 45 km | +189% |
| Separate houses | 77% | 76% | +1pp |
Pre-inspection briefing for Ben Bullen — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 71 means liquidity is thin and capital growth tends to lag the wider New South Wales market over full cycles.
Weak cash flow: $160/week rent covers only 27% of the $2,612/month median mortgage — a $1,919/month gap that must be funded from other income. This suburb is a capital-growth play, not a yield play.
With 77% houses in a 71-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Run the numbers on a Ben Bullen property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Ben Bullen are modest for 2026 — incomes 17% below the NSW median of $97,552 and a population of 71 suggest gains will lag headline metro markets. Rental coverage runs at ~27% of the typical mortgage ($693/month rent vs $2,612/month repayment), meaning investors will rely on capital growth rather than yield. The EquitySight investment score of 36/100 places Ben Bullen in the lower tier of Australian suburbs we profile, and overall investor sentiment is cautious heading into the second half of 2026.
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Ben Bullen scores 36/100 on our EquitySight investment framework — a weak rating. That score is driven by a population of 71, median household income of $81,224/year and median weekly rent of $160. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Ben Bullen are a median household income of $81,224/year, a dwelling mix that is 77% separate houses, roughly 1 schools and 1 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Ben Bullen has a usual resident population of approximately 71, compared with a New South Wales suburb median of 5,325 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Ben Bullen sits 130 km straight-line from the Sydney CBD. This is a regional market where CBD distance is only indicative — local industry diversity and commute alternatives matter more.
The most recent census recorded a median weekly rent of $160 in Ben Bullen, equating to approximately $8,320/year in gross rental income (state median $430/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Ben Bullen is $2,612, or approximately $31,344/year (vs $2,167/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $160 works out to $693/month, covering 27% of the median mortgage repayment of $2,612/month. That leaves a $1,919/month shortfall (around $23,028/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are a thin buyer pool (71 residents), interest-rate sensitivity on the $2,612 median mortgage, below-median household incomes ($81,224 vs $97,552 state median), the broader New South Wales market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.