Balwyn North vs Bulleen

Balwyn North is the younger of the two, with a median age of 42 against 45 in Bulleen. In both, the large majority of households own their home and the large majority of homes are detached houses. In Balwyn North, most households are couple families. In Bulleen, about half of households are couple families. Houses cost more in Balwyn North: a median of $2.21 million, against $1.33 million in Bulleen, and rent is higher there too. On these figures, Balwyn North tends to suit couples, while Bulleen suits people living alone and buyers on a tighter budget.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Balwyn North

ahead on 3 of the 6 things we measure here

  • has more schools rated above their peers (4 vs 1)
  • carries lower crime risk (44/100 vs 57/100)
  • is already more of a family suburb (75% vs 64%)
  • But Bulleen has more parks and reserves (27 vs 12)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Bulleen

ahead on 3 of the 4 things we measure here

  • has cheaper land ($726,000 vs $1,515,000)
  • has cheaper houses ($1,327,500 vs $2,210,000)
  • has cheaper units ($665,000 vs $825,500)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Bulleen

ahead on the one thing that separates them

  • has cheaper rent ($459/wk vs $554/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Balwyn North

ahead on 2 of the 5 things we measure here

  • has more GPs (6 vs 4)
  • carries lower crime risk (44/100 vs 57/100)
  • But Bulleen has more residents already 65 and over (24% vs 18%)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Bulleen

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.2% vs 2.6%)

Weighs house yield, unit yield, and population growth.

Where they sit

Balwyn North and Bulleen drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Balwyn North Bulleen
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Balwyn North Bulleen
Walkability 85 / 85
Balwyn North — Walkability: 85/100 Bulleen — Walkability: 85/100
Safety 56 / 43
Balwyn North — Safety: 56/100 Bulleen — Safety: 43/100
Low fire risk 100 / 100
Balwyn North — Low fire risk: 100/100 Bulleen — Low fire risk: 100/100
Low flood risk 51 / 15
Balwyn North — Low flood risk: 51/100 Bulleen — Low flood risk: 15/100

Demographics

Balwyn North has more residents (21,302 vs 11,219); Balwyn North has higher household incomes ($121,992 vs $94,328).

Balwyn North Bulleen
Population 21,302
+47% vs other
 11,219
Population trend (2016 → 2021) +4.4% +3.2%
Median age 42 45
Median household income $121,992/yr
+23% vs other
 $94,328/yr
Median weekly rent $554/wk
+17% vs other
 $459/wk

Age profile

Share of residents in each band, 2021 Census.

Balwyn North Bulleen
0-4 3.4% / 4.4%
Balwyn North — 0-4: 3.4% Bulleen — 0-4: 4.4%
5-14 14.4% / 10.1%
Balwyn North — 5-14: 14.4% Bulleen — 5-14: 10.1%
15-19 8.9% / 5.5%
Balwyn North — 15-19: 8.9% Bulleen — 15-19: 5.5%
20-24 6.9% / 5.9%
Balwyn North — 20-24: 6.9% Bulleen — 20-24: 5.9%
25-34 8.6% / 11.1%
Balwyn North — 25-34: 8.6% Bulleen — 25-34: 11.1%
35-44 10.8% / 12.0%
Balwyn North — 35-44: 10.8% Bulleen — 35-44: 12.0%
45-54 15.9% / 13.8%
Balwyn North — 45-54: 15.9% Bulleen — 45-54: 13.8%
55-64 13.7% / 13.0%
Balwyn North — 55-64: 13.7% Bulleen — 55-64: 13.0%
65-74 9.0% / 9.9%
Balwyn North — 65-74: 9.0% Bulleen — 65-74: 9.9%
75-84 5.7% / 9.6%
Balwyn North — 75-84: 5.7% Bulleen — 75-84: 9.6%
85+ 2.9% / 4.6%
Balwyn North — 85+: 2.9% Bulleen — 85+: 4.6%

Bars are drawn against the largest share shown (15.9%).

Who lives together

Household composition, 2021 Census.

Balwyn North 60.5% couple families
Balwyn North — Couple Families: 60.5% Balwyn North — Lone Person: 21.3% Balwyn North — One Parent Families: 14.8% Balwyn North — Group Household: 2.3% Balwyn North — Other Families: 1.1%
Bulleen 48.6% couple families
Bulleen — Couple Families: 48.6% Bulleen — Lone Person: 30.6% Bulleen — One Parent Families: 15.8% Bulleen — Group Household: 3.5% Bulleen — Other Families: 1.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Balwyn North 20.0% renting
Balwyn North — Owned Outright: 47.0% Balwyn North — Mortgage: 33.1% Balwyn North — Renting: 20.0%
Bulleen 20.6% renting
Bulleen — Owned Outright: 50.0% Bulleen — Mortgage: 29.5% Bulleen — Renting: 20.6%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Balwyn North Bulleen
Bachelor Degree 25.0% / 19.8%
Balwyn North — Bachelor Degree: 25.0% Bulleen — Bachelor Degree: 19.8%
Postgraduate Degree 10.5% / 7.3%
Balwyn North — Postgraduate Degree: 10.5% Bulleen — Postgraduate Degree: 7.3%
Advanced Diploma / Diploma 7.5% / 8.2%
Balwyn North — Advanced Diploma / Diploma: 7.5% Bulleen — Advanced Diploma / Diploma: 8.2%
Certificate III & IV 4.3% / 8.5%
Balwyn North — Certificate III & IV: 4.3% Bulleen — Certificate III & IV: 8.5%
Graduate Diploma / Certificate 3.3% / 2.4%
Balwyn North — Graduate Diploma / Certificate: 3.3% Bulleen — Graduate Diploma / Certificate: 2.4%

Bars are drawn against the largest share shown (25.0%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Balwyn North Bulleen
China 14.4% / 7.6%
Balwyn North — China: 14.4% Bulleen — China: 7.6%
Italy 1.3% / 6.2%
Balwyn North — Italy: 1.3% Bulleen — Italy: 6.2%
Malaysia 3.8% / 2.4%
Balwyn North — Malaysia: 3.8% Bulleen — Malaysia: 2.4%
Greece 1.7% / 4.0%
Balwyn North — Greece: 1.7% Bulleen — Greece: 4.0%
India 2.7% / 1.6%
Balwyn North — India: 2.7% Bulleen — India: 1.6%
Vietnam 1.9% / 1.9%
Balwyn North — Vietnam: 1.9% Bulleen — Vietnam: 1.9%
England 1.9% / 1.2%
Balwyn North — England: 1.9% Bulleen — England: 1.2%

Bars are drawn against the largest share shown (14.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Balwyn North 83.0% houses
Balwyn North — Houses: 83.0% Balwyn North — Townhouses: 13.5% Balwyn North — Flats / Apartments: 3.5%
Bulleen 79.6% houses
Bulleen — Houses: 79.6% Bulleen — Townhouses: 12.1% Bulleen — Flats / Apartments: 8.3%
Houses Townhouses Flats / Apartments

Property market

Balwyn North Bulleen
Median house price $2,210,000 $1,327,500
Median unit price $825,500 $665,000
Median land price $1,515,000 $726,000
Typical days to sell (houses) 26 days
from 204 sales
 24 days
from 102 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Balwyn North Bulleen
2 bed $694K / $590K
Balwyn North — 2 bed: $694K (20 sales) Bulleen — 2 bed: $590K (25 sales)

20 vs 25 sales

3 bed $1.28M / $900K
Balwyn North — 3 bed: $1.28M (11 sales) Bulleen — 3 bed: $900K (16 sales)

11 vs 16 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Balwyn North Bulleen
3 bed $1.95M / $1.2M
Balwyn North — 3 bed: $1.95M (106 sales) Bulleen — 3 bed: $1.2M (57 sales)

106 vs 57 sales

4 bed $2.27M / $1.38M
Balwyn North — 4 bed: $2.27M (122 sales) Bulleen — 4 bed: $1.38M (71 sales)

122 vs 71 sales

5 bed $2.93M / $1.65M
Balwyn North — 5 bed: $2.93M (49 sales) Bulleen — 5 bed: $1.65M (22 sales)

49 vs 22 sales

Zoning mix

Balwyn North Bulleen
Residential 76% 56%
Parks and recreation 14% 23%
Infrastructure and transport 10%
same for both
Other and special use 0% 9%
Industrial 0% 2%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Balwyn North Bulleen
New dwellings approved 711
across Boroondara
 486
across Manningham
Approvals change year on year -40% -2%

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Balwyn North Bulleen
Houses 2.6%
$1,070/wk on $2.1M
 3.2%
$800/wk on $1.3M
Units 4.6%
$655/wk on $742K
 4.3%
$595/wk on $722K

Ranking within VIC

Balwyn North Bulleen
House price Higher than 98% of VIC Higher than 83% of VIC
Income Higher than 92% of VIC Higher than 65% of VIC
Schools Higher than 87% of VIC Higher than 70% of VIC
Walkability Higher than 95% of VIC
same for both
Affordability Higher than 4% of VIC Higher than 15% of VIC
EV adoption Higher than 99% of VIC Higher than 93% of VIC
NBN connectivity Higher than 87% of VIC Higher than 85% of VIC
Rental yield (houses) Higher than 5% of VIC Higher than 23% of VIC
Rental yield (units) Higher than 37% of VIC Higher than 19% of VIC

Liveability

Balwyn North scores higher overall (87 vs 68).

Balwyn North Bulleen
Grade A+ B
Score 87/100 68/100
Socio-economic band very advantaged area
decile 10/10
 very advantaged area
decile 9/10

Risk profile

Bulleen carries more flood risk (85 vs 49); Bulleen carries more crime risk (57 vs 44).

Balwyn North Bulleen
Bushfire None
0/100
same for both
Crime Moderate
44/100
 Moderate
57/100
Flood Moderate
49/100
 High
85/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Balwyn North Bulleen
Inside the suburb 7 3
Rated above peers 4 1
Rated at peers 1 0
Rated below peers 1
same for both
Universities within 10 km 3
Hawthorn Campus John Street Hawthorn Swinburne University, 5.9 km
 3
Hawthorn Campus John Street Hawthorn Swinburne University, 7.9 km
Full-time students aged 15–24 5.5% 3.7%

Schools in Balwyn North

  • Balwyn High School Government · Secondary above peers
  • Belle Vue Primary School Government · Primary above peers
  • Boroondara Park Primary School Government · Primary above peers
  • Greythorn Primary School Government · Primary above peers
  • Balwyn North Primary School Government · Primary at peers
  • St Bede's School Catholic · Primary below peers

Schools in Bulleen

  • St Clement of Rome School Catholic · Primary above peers
  • Marcellin College Catholic · Secondary below peers
  • Bulleen Heights School Government · Combined · Special school

Amenities in the suburb

Balwyn North Bulleen
Supermarkets 6 2
Cafes & restaurants 22 8
Parks & reserves 12 27
Childcare 13 11
GPs 6 4
Pharmacies 6 2
Banks & Bank@Post 3 2
Fuel stations 0 2
Waterways 7 4

Mobility

Balwyn North Bulleen
Walkability score 85/100
same for both
Distance to Melbourne 14.1 km 14.7 km
+4% vs other
Drive time (normal traffic) 22 min
same for both
Public transport score 79/100
Tram · Bus
 79/100
Bus
Peak arrivals per hour 411.5
7-9am + 5-7pm
 308.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.2%
postcode 3104
 1.9%
postcode 3105
Rooftop solar per 100 dwellings 26
postcode 3104
 23
postcode 3105

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Balwyn North Bulleen
Car (driver) 48.3% / 55.6%
Balwyn North — Car (driver): 48.3% Bulleen — Car (driver): 55.6%
Worked from Home 42.1% / 35.0%
Balwyn North — Worked from Home: 42.1% Bulleen — Worked from Home: 35.0%
Car (passenger) 4.0% / 3.5%
Balwyn North — Car (passenger): 4.0% Bulleen — Car (passenger): 3.5%
Bus 2.2% / 3.9%
Balwyn North — Bus: 2.2% Bulleen — Bus: 3.9%
Walked Only 1.0% / 1.1%
Balwyn North — Walked Only: 1.0% Bulleen — Walked Only: 1.1%
Tram / Light Rail 1.1% / —
Balwyn North — Tram / Light Rail: 1.1% Bulleen — Tram / Light Rail: not among its largest

Bars are drawn against the largest share shown (55.6%).

Setting

Balwyn North Bulleen
Elevation 58 m
above sea level, at the suburb centre
 62 m
above sea level, at the suburb centre
Distance to the ocean 12.7 km 14.5 km

NBN connectivity

Balwyn North Bulleen
Connectivity score 77/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 8%
8,729 premises
 4%
5,131 premises

Climate

Balwyn North Bulleen
Annual rainfall 534 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Balwyn North Bulleen
PM2.5 7.3 µg/m³
same for both
PM10 17.8 µg/m³
same for both
NO₂ 0.82 pphm
same for both

Council rates

Balwyn North Bulleen
Average residential rate $2,253/yr $2,000/yr
Council Boroondara Manningham

Federal electorate

Balwyn North Bulleen
Division Kooyong Menzies
Member Monique Ryan Gabriel Ng
Party Independent Australian Labor Party

First Home Owner Grant

Balwyn North Bulleen
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Balwyn North

Luxury Middle-Ring Multicultural Professionals Trams

Bulleen

Middle-Ring Multicultural Parks Premium Quiet

More comparisons

Other comparisons with Balwyn North

Balwyn North vs Doncaster Balwyn North vs Kew Balwyn North vs Balwyn Balwyn North vs Ivanhoe Balwyn North vs Kew East Balwyn North vs Mont Albert North

Other comparisons with Bulleen

Bulleen vs Doncaster Bulleen vs Templestowe Lower Bulleen vs Heidelberg Bulleen vs Viewbank Bulleen vs Eaglemont Bulleen vs Ivanhoe East
Full data on Balwyn North Full data on Bulleen
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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