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ABS 2021 Census · Updated 21 May 2026
Bull Creek is an outer-metropolitan suburb of Perth, Australia, with a population of approximately 8,030, making it a smaller community. Located approximately 12 km from the Perth CBD, Bull Creek is a outer metro area in Western Australia. The median household income is $97,760 per year.
Strong household incomes in Bull Creek underpin solid property demand. Close CBD access strengthens tenant appeal and resale value.
Official Australia Post postcode for Bull Creek. 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 Bull Creek 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.
Bull Creek's population of 8,030 sits 43% above the Western Australia suburb median of 5,605, giving it a wider tenant and buyer catchment than the average WA locality. At $97,760/year, household income in Bull Creek is within 2% of the Western Australia median ($99,736), placing the suburb firmly in the state's mainstream demographic band. Rent of $420/week (84% coverage of the $2,167/month median mortgage) leaves a gap of roughly $347/month that a typical investor bridges with negative gearing, depreciation and capital growth. 12 km from Perth places Bull Creek in the middle commuter belt, close enough for daily trips by car or rail but at a materially lower price point than inner suburbs.
This suburb suits long-term investors due to steady population growth and affordable entry prices. Look for established streets close to schools and shops rather than raw new-estate land. Local rents consume roughly 22% of household income — a useful sanity check on tenant affordability.
How Bull Creek stacks up against the median of all Western Australia suburbs in our dataset. Positive values mean Bull Creek sits above the state median; negative means below.
| Metric | Bull Creek | WA median | Δ vs state |
|---|---|---|---|
| Population | 8,030 | 5,605 | +43% |
| Median household income | $97,760/yr | $99,736/yr | -2% |
| Median rent (weekly) | $420 | $350 | +20% |
| Median mortgage (monthly) | $2,167 | $1,902 | +14% |
| Distance to CBD | 12 km | 20 km | -40% |
| Separate houses | 73% | 79% | -6pp |
Pre-inspection briefing for Bull Creek — every item is derived from public datasets, with full citations in our data sources page.
Solid buy-and-hold profile: a population of 8,030 and household income close to the WA median ($97,760 vs $99,736) give the market enough depth for patient capital growth without the premium entry price of inner suburbs.
Moderate rental coverage: rent of $420/week covers 84% of a $2,167/month mortgage, leaving a $347/month gap that an investor bridges with equity, depreciation and tax benefits.
With 73% houses in a 8,030-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 Bull Creek property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Property values in Bull Creek should track the wider Western Australia market through 2026, with the $97,760/year median household income (close to the $99,736 state median) keeping the suburb firmly mid-pack. Rental coverage runs at ~84% of the typical mortgage ($1,820/month rent vs $2,167/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 70/100 places Bull Creek in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is constructive heading into the second half of 2026.
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Bull Creek scores 70/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 8,030, median household income of $97,760/year and median weekly rent of $420. 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 Bull Creek are proximity to Perth (12 km), a median household income of $97,760/year, a dwelling mix that is 73% 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.
Bull Creek has a usual resident population of approximately 8,030, compared with a Western Australia suburb median of 5,605 — 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.
Bull Creek sits 12 km straight-line from the Perth CBD. This is comfortable commuter territory, with reasonable rail and road access to the city.
The most recent census recorded a median weekly rent of $420 in Bull Creek, equating to approximately $21,840/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 Bull Creek is $2,167, or approximately $26,004/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 $420 works out to $1,820/month, covering 84% of the median mortgage repayment of $2,167/month. That leaves a $347/month shortfall (around $4,164/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 $2,167 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.