QLD4854· Pop. 285Cassowary Coast

BULGUN

EmergingAffordable, high-yield, growing population — early-cycle opportunity

Investor score

Liveability score

Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.

Median price

Est.

—

no recent data

Rent yield

Est.

3.8%

rent real · price estimated

Annual growth

Est.

5.6%

modelled estimate

Vacancy rate

Est.

1.7%

modelled estimate

AI insights for BULGUN

Investment analysis, risks & comparisons

PREMIUM

BULGUN shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.

Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.

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AI suburb reportPREMIUM

A shareable, printable analysis of BULGUN — investment outlook, liveability, risks & who it suits.

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Compare BULGUN with nearby suburbs

Side-by-side on price, yield, growth, schools, safety & more.

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Resident reviews

What people who know BULGUN say

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Reviews are the opinions of individual users and are not verified by Australia Property.

Price figures are estimated — suburb-level data not available for this state. Verify with Domain or REA.

Median rent

$250/wk

QLD RTA Bond Stats · Mar 2026

Demand change

+5.6%

annual shift

Yield × growth index

4.7

combined signal

Net yield (est.)

6.45%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+7.5%

est. compound, long-run avg

10-yr growth (CAGR)

+6.8%

est. compound, long-run avg

Rental demand

57 / 100

Strong demand

Supply pipeline

Real

1.5%

new dwellings approved / stock · ABS 2024-25

Low supply pressure

5-year price history

No price history available.

Market overview

BULGUN is a QLD suburb offering moderate rental yield and steady price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.

Highlights

Rental yield 3.8% with stable tenant demand
Consistent annual growth of 5.6%
Access to national transport network and amenities

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,296/wk

$43k taxable p.a.

Renters

26.6%

66.4% owner-occupier

Median age

43.0 yrs

Unemployment

5.1%

Population growth

+1.6% p.a.

Investor-owned

10.0%

of all dwellings (ATO)

Houses

80%

6% apartments

Degree qualified

22.0%

bachelor's or higher (ABS)

Work from home

9.1%

of employed residents (ABS Census)

Median lot size

1.3 ha

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

1.3%

Mostly long-term tenants

Market activity

Distance to CBD

1282.5 km

Regional

Days on market

72 days

Slower market

Auction clearance

29.5%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

36.6 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

71/km²

Rural / semi-rural

Schools in postcode 4854

🏫5 Primary🎓1 Secondary

ACARA 2025

🏫Primary (5)

St Clare's School

Catholic · Yrs Prep-6 · Outer Regional

ICSEA 1008(50%)

170 students15:1 student–teacher41% girls11% top SEA quarter

Lower Tully State School

Government · Yrs Prep-6 · Outer Regional

ICSEA 923(16%)

32 students11:1 student–teacher69% girls2% top SEA quarter

Feluga State School

Government · Yrs Prep-6 · Outer Regional

ICSEA 910(13%)

60 students16:1 student–teacher47% girls

Tully State School

Government · Yrs Prep-6 · Outer Regional

ICSEA 885(8%)

268 students10:1 student–teacher50% girls3% top SEA quarter

Murray River Upper State School

Government · Yrs Prep-6 · Outer Regional

ICSEA 799(3%)

30 students12:1 student–teacher53% girls1% top SEA quarter

🎓Secondary (1)

Tully State High School

Government · Yrs 7-12 · Outer Regional

ICSEA 925(17%)

721 students12:1 student–teacher50% girls4% top SEA quarter

ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.

Liveability & safety

Safety index

Moderate

78/ 100

6.6 offences / 100 persons

Source: QLD Police · 2024-25

School quality

Below average

908ICSEA · national avg 1000

6 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

26/ 100

🚆 1 train🚌 4 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Stable / no signal

Established suburb with stable demographics. Consistent demand but lower gentrification upside.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

high

Source: State GIS flood zone data

🔥

Bushfire risk

medium

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

🌀

Cyclone risk

medium

QLD/NT tropical cyclone zone

Live suburb intelligence

Fetching live data…

Location

Properties in BULGUN

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