Suburb Overview
Bullarook is a regional centre in Victoria, Australia, with a population of approximately 77, making it a boutique locality. Located approximately 91 km from the Melbourne CBD, Bullarook is a regional area in Victoria. The median household income is $67,132 per year.
Location
Key Indicators
Postcode
3352
Postcode for Bullarook, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →
Population
77
Usual resident population at the most recent census.
Median weekly rent
$245/wk
Median weekly rent recorded at the 2021 Census — market rents have risen since, so treat this as a dated baseline, not a current figure.
Median household income
$67,132
Annual median household income (before tax) across all households.
Distance to CBD
91 km
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Housing
Median monthly mortgage
$2,167/mo
Monthly median mortgage repayment for households currently paying off a mortgage.
Home type
77% houses
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Investment Insight
Bullarook is a smaller community of 77 — about 1% of the Victoria suburb median (7,416) — so investors should factor in the narrower buyer pool and longer average time-on-market. Bullarook's median household income of $67,132/year is 29% below the Victoria suburb median ($95,160) — this is an affordability play where returns lean on yield and patient capital growth rather than demographic premium. At the 2021 Census, weekly rent of $245 covered just 49% of the $2,167/month median mortgage recorded at the same Census, a $1,105/month gap at the time — verify current rents and repayments before pursuing this suburb, and only with a clear capital-growth thesis. Bullarook is 91 km from Melbourne, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
Bullarook vs Victoria Median
How Bullarook stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Bullarook sits above the state median; negative means below.
| Metric | Bullarook | VIC median | Δ vs state |
|---|---|---|---|
| Population | 77 | 7,416 | -99% |
| Median household income | $67,132/yr | $95,160/yr | -29% |
| Median rent (weekly, 2021 Census) | $245 | $380 | -36% |
| Median mortgage (monthly, 2021 Census) | $2,167 | $1,950 | +11% |
| Distance to CBD | 91 km | 32 km | +184% |
| Separate houses | 77% | 78% | -1pp |
Investor Checklist
Pre-inspection briefing for Bullarook — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 77 residents — 1% of the VIC suburb median (7,416).
- Purchasing power: median household income $67,132/year (-29% vs Victoria suburb median of $95,160).
- Cash-flow coverage (2021 Census): $245/week rent (≈ $1,062/month) covered ~49% of the $2,167/month median mortgage at the 2021 Census — verify against current rents and rates.
- CBD access: 91 km straight-line from Melbourne (state suburb median 32 km).
- Dwelling mix: 77% separate houses — house-dominant market (vs 78% state median).
- Rate stress-test: budget ~$217/month extra for a 1-percentage-point RBA rate rise on top of the $2,167/month median repayment.
- Tenant rent burden: 19% of the median household income is spent on rent — comfortably affordable.
Investment Strategy
Limited buy-and-hold upside: a small population of 77 means liquidity is thin and capital growth tends to lag the wider Victoria market over full cycles.
Weak cash flow at the 2021 Census: $245/week rent covered only 49% of the $2,167/month median mortgage — a $1,105/month gap funded from other income. On the Census snapshot this reads as a capital-growth play, not a yield play; verify current rents before deciding.
With 77% houses in a 77-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Risk Factors
- Interest-rate sensitivity: the $2,167/month median mortgage in Bullarook means a 1-percentage-point RBA rate rise could add roughly $217/month to repayments, reducing buyer borrowing capacity and cooling prices.
- Income vulnerability: household incomes in Bullarook are 29% below the Victoria median ($67,132 vs $95,160), which tends to compress rent growth and increases exposure to local unemployment shocks.
- Liquidity risk: with 77 residents, Bullarook has a thinner pool of buyers and tenants than larger suburbs. Expect longer days-on-market on resale and budget for potential vacancy gaps between tenancies.
- Commute distance: at 91 km from the nearest CBD, Bullarook depends on local employment rather than city-driven commuter demand, which amplifies the market's sensitivity to regional industry slowdowns.
- Regulatory risk: changes to Australian tax settings (negative gearing, CGT discount, foreign-buyer surcharges, land-tax thresholds) could reshape after-tax returns in Bullarook regardless of local market conditions.
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Start your first-home journey →2026 Outlook
Capital-growth expectations for Bullarook are modest for 2026 — incomes 29% below the VIC median of $95,160 and a population of 77 suggest gains will lag headline metro markets. At the 2021 Census, rental coverage ran at ~49% of the typical mortgage ($1,062/month rent vs $2,167/month repayment), meaning investors will rely on capital growth rather than yield. Verify against current rents and rates. Overall investor sentiment for Bullarook is cautious heading into the second half of 2026, based on its income, rent and mortgage profile relative to the Victoria median.
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Frequently Asked Questions
Is Bullarook a good suburb for investment?
Whether Bullarook suits you depends on your strategy, but the fundamentals are concrete: a population of 77, a median household income of $67,132/year and median weekly rent of $245. Weigh those against your goal — cash flow, capital growth, or a value-add renovation — each of which we break down with suburb-specific ABS numbers elsewhere on this page.
What drives property demand in Bullarook?
The main demand drivers in Bullarook are a median household income of $67,132/year, a dwelling mix that is 77% separate houses. Together these shape both owner-occupier and tenant demand.
What is the population of Bullarook?
Bullarook has a usual resident population of approximately 77, compared with a Victoria suburb median of 7,416 — 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.
How far is Bullarook from the Melbourne CBD?
Bullarook sits 91 km straight-line from the Melbourne CBD. This is a regional market where CBD distance is only indicative — local industry diversity and commute alternatives matter more.
What is the median rent in Bullarook?
The most recent census recorded a median weekly rent of $245 in Bullarook, equating to approximately $12,740/year in gross rental income (state median $380/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
What is the typical mortgage repayment in Bullarook?
The median monthly mortgage repayment in Bullarook is $2,167, or approximately $26,004/year (vs $1,950/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.
Is Bullarook cash-flow positive for investors?
A median weekly rent of $245 works out to $1,062/month, covering 49% of the median mortgage repayment of $2,167/month. That leaves a $1,105/month shortfall (around $13,260/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.
What are the main risks of investing in Bullarook?
The main risks are a thin buyer pool (77 residents), interest-rate sensitivity on the $2,167 median mortgage, below-median household incomes ($67,132 vs $95,160 state median), the broader Victoria market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
How we built this Bullarook profile
The population, postcode, median household income, and dwelling mix on this page are real figures from the ABS 2021 Census (income is the ABS median weekly household income annualised) and Australia Post. Distance to the CBD is calculated from the suburb's ABS centroid. The Census median rent and mortgage repayment are 2021 figures and are clearly labelled as such wherever they appear — they are five years old and have moved substantially since. We do not publish an investment score or school/park counts for this suburb. See our methodology and data sources for exactly what's measured and what's estimated.