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ABS 2021 Census · Updated 21 May 2026
Bulli is a coastal suburb in New South Wales, Australia, with a population of approximately 6,798, making it a smaller community. Located approximately 59 km from the Sydney CBD, Bulli is a coastal area in New South Wales. The median household income is $121,212 per year.
Bulli benefits from a high-income resident base, supporting premium property pricing. Seaside positioning attracts both owner-occupiers and holiday rental demand.
Official Australia Post postcode for Bulli. 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 2 schools within or near this suburb.
Find schools near Bulli on My School →Estimated 3 parks 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.
Bulli's population of 6,798 sits 28% above the New South Wales suburb median of 5,325, giving it a wider tenant and buyer catchment than the average NSW locality. Median household income of $121,212/year runs 24% above the New South Wales suburb median of $97,552, indicating strong purchasing power and the type of demographic profile that tends to sustain premium property prices through market cycles. Median rent of $370/week (~$1,603/month) covers only 63% of the median mortgage of $2,525/month — the remaining $922/month must be funded from other income, so this suburb tilts toward capital growth rather than yield. Bulli is 59 km from Sydney, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
Coastal markets benefit from lifestyle appeal but require a buffer for higher insurance and occasional weather-driven vacancies. Local rents consume roughly 16% of household income — a useful sanity check on tenant affordability.
How Bulli stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean Bulli sits above the state median; negative means below.
| Metric | Bulli | NSW median | Δ vs state |
|---|---|---|---|
| Population | 6,798 | 5,325 | +28% |
| Median household income | $121,212/yr | $97,552/yr | +24% |
| Median rent (weekly) | $370 | $430 | -14% |
| Median mortgage (monthly) | $2,525 | $2,167 | +17% |
| Distance to CBD | 59 km | 45 km | +31% |
| Separate houses | 77% | 76% | +1pp |
Pre-inspection briefing for Bulli — every item is derived from public datasets, with full citations in our data sources page.
Solid buy-and-hold profile: a population of 6,798 and household income close to the NSW median ($121,212 vs $97,552) give the market enough depth for patient capital growth without the premium entry price of inner suburbs.
Weak cash flow: $370/week rent covers only 63% of the $2,525/month median mortgage — a $922/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 6,798-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 Bulli property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Property values in Bulli should track the wider New South Wales market through 2026, with the $121,212/year median household income (24% above the $97,552 state median) keeping the suburb firmly mid-pack. Rental coverage runs at ~63% of the typical mortgage ($1,603/month rent vs $2,525/month repayment), leaving a manageable top-up for most investors. The EquitySight investment score of 66/100 places Bulli in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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Bulli scores 66/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 6,798, median household income of $121,212/year and median weekly rent of $370. 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 Bulli are an above-state-median household income of $121,212/year, a dwelling mix that is 77% separate houses, roughly 2 schools and 3 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.
Bulli has a usual resident population of approximately 6,798, compared with a New South Wales suburb median of 5,325 — placing it in the upper 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.
Bulli sits 59 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 $370 in Bulli, equating to approximately $19,240/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 Bulli is $2,525, or approximately $30,300/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 $370 works out to $1,603/month, covering 63% of the median mortgage repayment of $2,525/month. That leaves a $922/month shortfall (around $11,064/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 interest-rate sensitivity on the $2,525 median mortgage, 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.