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ABS 2021 Census · Updated 21 May 2026
Bulgarra is a regional centre in Western Australia, Australia, with a population of approximately 2,990, making it a boutique locality. Located approximately 1252 km from the Perth CBD, Bulgarra is a regional area in Western Australia. The median household income is $146,224 per year.
Strong household incomes in Bulgarra underpin solid property demand. Distance from major centres is a consideration, though regional markets can offer higher rental yields.
Official Australia Post postcode for Bulgarra. 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 Bulgarra 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.
Bulgarra is a smaller community of 2,990 — about 53% of the Western Australia suburb median (5,605) — so investors should factor in the narrower buyer pool and longer average time-on-market. Median household income of $146,224/year runs 47% above the Western Australia suburb median of $99,736, indicating strong purchasing power and the type of demographic profile that tends to sustain premium property prices through market cycles. Median weekly rent of $388 equates to $1,681/month — about 93% of the median mortgage repayment of $1,810/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. Bulgarra is 1252 km from Perth, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand. Only 60% of dwellings are separate houses (vs 79% state median), so this is a unit-heavy market where body-corporate decisions and strata supply meaningfully shape investor returns.
Regional property can deliver strong cash-flow yields but liquidity is tighter — plan for longer hold periods and verify local employment stability. Local rents consume roughly 14% of household income — a useful sanity check on tenant affordability.
How Bulgarra stacks up against the median of all Western Australia suburbs in our dataset. Positive values mean Bulgarra sits above the state median; negative means below.
| Metric | Bulgarra | WA median | Δ vs state |
|---|---|---|---|
| Population | 2,990 | 5,605 | -47% |
| Median household income | $146,224/yr | $99,736/yr | +47% |
| Median rent (weekly) | $388 | $350 | +11% |
| Median mortgage (monthly) | $1,810 | $1,902 | -5% |
| Distance to CBD | 1252 km | 20 km | +6160% |
| Separate houses | 60% | 79% | -19pp |
Pre-inspection briefing for Bulgarra — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 2,990 means liquidity is thin and capital growth tends to lag the wider Western Australia market over full cycles.
Strong rental coverage: $388/week (~$1,681/month) covers 93% of the $1,810/month median mortgage repayment, so the shortfall sits at just $129/month. Investors targeting positive cash flow should shortlist this suburb.
Only 60% of dwellings are separate houses (vs 79% WA median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Run the numbers on a Bulgarra property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Bulgarra are modest for 2026 — incomes 47% above the WA median of $99,736 and a population of 2,990 suggest gains will lag headline metro markets. Rental coverage runs at ~93% of the typical mortgage ($1,681/month rent vs $1,810/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 53/100 places Bulgarra in the mid tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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Bulgarra scores 53/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 2,990, median household income of $146,224/year and median weekly rent of $388. 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 Bulgarra are an above-state-median household income of $146,224/year, a dwelling mix that is 60% 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.
Bulgarra has a usual resident population of approximately 2,990, compared with a Western Australia suburb median of 5,605 — 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.
Bulgarra sits 1252 km straight-line from the Perth 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 $388 in Bulgarra, equating to approximately $20,176/year in gross rental income (state median $350/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 Bulgarra is $1,810, or approximately $21,720/year (vs $1,902/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 $388 works out to $1,681/month, covering 93% of the median mortgage repayment of $1,810/month. That leaves a $129/month shortfall (around $1,548/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 (2,990 residents), interest-rate sensitivity on the $1,810 median mortgage, the broader Western Australia 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.