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ABS 2021 Census · Updated 21 May 2026
Bulga Forest is a regional centre in New South Wales, Australia, with a population of approximately 5, making it a boutique locality. Located approximately 270 km from the Sydney CBD, Bulga Forest is a regional area in New South Wales. The median household income is $23,400 per year.
Bulga Forest's income profile suggests a value-oriented market with competitive purchase prices. Distance from major centres is a consideration, though regional markets can offer higher rental yields.
Official Australia Post postcode for Bulga Forest. 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 Bulga Forest 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.
Bulga Forest is a smaller community of 5 — about 0% of the New South Wales suburb median (5,325) — so investors should factor in the narrower buyer pool and longer average time-on-market. Bulga Forest's median household income of $23,400/year is 76% below the New South Wales suburb median ($97,552) — this is an affordability play where returns lean on yield and patient capital growth rather than demographic premium. Bulga Forest is 270 km from Sydney, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
How Bulga Forest stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean Bulga Forest sits above the state median; negative means below.
| Metric | Bulga Forest | NSW median | Δ vs state |
|---|---|---|---|
| Population | 5 | 5,325 | -100% |
| Median household income | $23,400/yr | $97,552/yr | -76% |
| Distance to CBD | 270 km | 45 km | +500% |
Pre-inspection briefing for Bulga Forest — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 5 means liquidity is thin and capital growth tends to lag the wider New South Wales market over full cycles.
Median rental data was not captured for Bulga Forest. Use current realestate.com.au and Domain listings to triangulate a realistic weekly rent before committing, then feed that number into our rental yield calculator.
With a population of 5, the resale market in Bulga Forest may not reliably reward cosmetic renovations — a longer hold is typically a better strategy at this scale, letting land-value appreciation do the work instead.
Run the numbers on a Bulga Forest property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Bulga Forest are modest for 2026 — incomes 76% below the NSW median of $97,552 and a population of 5 suggest gains will lag headline metro markets. Rental fundamentals will need to be verified against live listings, as a clean median rent was not recorded for Bulga Forest. The EquitySight investment score of 25/100 places Bulga Forest 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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Bulga Forest scores 25/100 on our EquitySight investment framework — a weak rating. That score is driven by a population of 5, median household income of $23,400/year. 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 Bulga Forest are a median household income of $23,400/year, 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.
Bulga Forest has a usual resident population of approximately 5, 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.
Bulga Forest sits 270 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.
A reliable median rent was not captured for Bulga Forest. Benchmark expected weekly rent on realestate.com.au and Domain, or the state rental tribunal's rent dashboard. Most Australian investors target a 4–5% gross yield as a baseline.
A reliable median mortgage figure was not captured for Bulga Forest. Use our loan serviceability calculator to estimate a realistic monthly repayment for your target purchase price and deposit.
Census data was not complete enough in Bulga Forest to compute a clean rent-to-mortgage coverage. Use current listings to benchmark weekly rent, then plug your expected purchase price into our rental yield calculator to see whether the investment runs cash-flow positive or negative.
The main risks are a thin buyer pool (5 residents), interest-rate sensitivity, below-median household incomes ($23,400 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.