BULLABURRA
Investor score
56
Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.
Median price
$888,000
NSW VG · 2026
Rent yield
3.4%
computed from govt data
Annual growth
-3.4%
annualised from govt data
Vacancy rate
1.4%
modelled estimate
AI insights for BULLABURRA
Investment analysis, risks & comparisons
BULLABURRA 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
$580/wk
NSW Fair Trading · Apr 2026
Demand change
+5.4%
annual shift
Yield × growth index
0.0
combined signal
Net yield (est.)
1.34%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+5.2%
est. compound, long-run avg
10-yr growth (CAGR)
+8.5%
est. compound, long-run avg
Rental demand
51 / 100
Moderate demand
Supply pipeline
Est.3.6%
new dwellings approved / stock · Modelled estimate
High supply risk
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
BULLABURRA is a metropolitan NSW suburb with moderate capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro NSW suburb with strong infrastructure and transport
- Rental yield 3.4% with stable tenant demand
- Very low vacancy rate — high rental demand
- Access to national transport network and amenities
Risk factors
- Below-average growth — limited capital appreciation signal
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,765/wk
$79k taxable p.a.
Renters
15.0%
85.4% owner-occupier
Median age
45.0 yrs
Unemployment
2.1%
Population growth
+1.4% p.a.
Investor-owned
13.0%
of all dwellings (ATO)
Houses
73%
22% apartments
Degree qualified
39.8%
bachelor's or higher (ABS)
Work from home
31.0%
of employed residents (ABS Census)
Median lot size
620 m²
Standard block
Household size
2.3 persons
avg per dwelling (ABS Census)
Short-term rental
2.6%
Mostly long-term tenants
Market activity
Distance to CBD
75.7 km
Regional
Days on market
23 days
Fast-moving market
Auction clearance
63.1%
Balanced market
Walkability
8 / 100
Car-dependent
Coastal proximity
75.6 km
Inland
NBN technology
HFCFast — fibre to node + coaxial
Population density
1,189/km²
Suburban
Liveability & safety
Safety index
Safe0.3 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Above average2 schools in postcode area
Source: ACARA My School 2025
Transit access
ExcellentSource: State GTFS feeds
Gentrification signal
37
/ 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
Properties in BULLABURRA
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