BULLA
Investor score
49
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
—
no recent data
Rent yield
1.6%
rent real · price estimated
Annual growth
3.6%
modelled estimate
Vacancy rate
2.4%
modelled estimate
AI insights for BULLA
Investment analysis, risks & comparisons
BULLA 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.
Median rent
$348/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+3.4%
annual shift
Yield × growth index
2.6
combined signal
Net yield (est.)
2.54%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+4.1%
est. compound, long-run avg
10-yr growth (CAGR)
+5.0%
est. compound, long-run avg
Rental demand
45 / 100
Moderate demand
Supply pipeline
Est.1.8%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
No price history available.
Market overview
BULLA is a metropolitan VIC suburb with steady capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro VIC suburb with strong infrastructure and transport
- Rental yield 1.6% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- High entry price may limit buyer pool
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,738/wk
$69k taxable p.a.
Renters
9.2%
89.0% owner-occupier
Median age
45.0 yrs
Unemployment
4.5%
Population growth
+1.0% p.a.
Investor-owned
21.0%
of all dwellings (ATO)
Houses
65%
26% apartments
Degree qualified
43.8%
bachelor's or higher (ABS)
Work from home
18.2%
of employed residents (ABS Census)
Median lot size
410 m²
Compact block
Household size
2.6 persons
avg per dwelling (ABS Census)
Short-term rental
5.7%
Some Airbnb activity
Market activity
Distance to CBD
28.1 km
Outer suburbs
Days on market
31 days
Normal turnover
Auction clearance
68.3%
Strong demand
Walkability
0 / 100
Car-dependent
Coastal proximity
22.6 km
Coastal fringe
NBN technology
FTTCGood — fibre to curb
Population density
2,551/km²
Dense urban
Liveability & safety
Safety index
High crime24.0 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Average1 school in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
34
/ 100
Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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