Brandy Creek vs Buln Buln

In both, the large majority of households own their home and the large majority of homes are detached houses. In Brandy Creek, about half of households are couple families. In Buln Buln, most households are couple families. On these figures, Brandy Creek tends to suit older residents, while Buln Buln suits couples.

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

Brandy Creek

ahead on the one thing that separates them

  • carries lower crime risk (37/100 vs 48/100)

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

First-home buyers

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house prices and mortgage stress.

Renters

Brandy Creek

ahead on the one thing that separates them

  • has cheaper rent ($0/wk vs $258/wk)

Weighs rent.

Commuting to the city

Brandy Creek

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (78 min vs 83 min)
  • sits closer to the CBD (100.6 km vs 104.6 km)
  • But Buln Buln is more walkable (13/100 vs 0/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Brandy Creek

ahead on 2 of the 4 things we measure here

  • has more residents already 65 and over (21% vs 13%)
  • carries lower crime risk (37/100 vs 48/100)
  • But Buln Buln is more walkable (13/100 vs 0/100)

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

Investors

Buln Buln

ahead on the one thing that separates them

  • is growing faster (0.5% vs -6.0%)

Weighs population growth.

Where they sit

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

Brandy Creek Buln Buln
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.

Brandy Creek Buln Buln
Walkability 0 / 13
Brandy Creek — Walkability: 0/100 Buln Buln — Walkability: 13/100
Safety 63 / 52
Brandy Creek — Safety: 63/100 Buln Buln — Safety: 52/100
Low fire risk 100 / 1
Brandy Creek — Low fire risk: 100/100 Buln Buln — Low fire risk: 1/100
Low flood risk 59 / 70
Brandy Creek — Low flood risk: 59/100 Buln Buln — Low flood risk: 70/100

Demographics

Buln Buln rents higher ($258/wk vs $0/wk); Buln Buln has more residents (551 vs 94).

Brandy Creek Buln Buln
Population 94 551
+486% vs other
Population trend (2016 → 2021) -6.0% +0.5%
Median age 42 40
Median household income $110,500/yr
+10% vs other
 $99,632/yr
Median weekly rent — $258/wk
(not reported on the other side)

Age profile

Share of residents in each band, 2021 Census.

Brandy Creek Buln Buln
0-4 5.3% / 4.2%
Brandy Creek — 0-4: 5.3% Buln Buln — 0-4: 4.2%
5-14 16.0% / 16.9%
Brandy Creek — 5-14: 16.0% Buln Buln — 5-14: 16.9%
15-19 — / 6.9%
Brandy Creek — 15-19: not among its largest Buln Buln — 15-19: 6.9%
20-24 3.2% / 6.4%
Brandy Creek — 20-24: 3.2% Buln Buln — 20-24: 6.4%
25-34 9.6% / 7.1%
Brandy Creek — 25-34: 9.6% Buln Buln — 25-34: 7.1%
35-44 12.8% / 12.5%
Brandy Creek — 35-44: 12.8% Buln Buln — 35-44: 12.5%
45-54 20.2% / 16.3%
Brandy Creek — 45-54: 20.2% Buln Buln — 45-54: 16.3%
55-64 9.6% / 14.7%
Brandy Creek — 55-64: 9.6% Buln Buln — 55-64: 14.7%
65-74 16.0% / 10.2%
Brandy Creek — 65-74: 16.0% Buln Buln — 65-74: 10.2%
75-84 5.3% / 3.1%
Brandy Creek — 75-84: 5.3% Buln Buln — 75-84: 3.1%
85+ — / —
Brandy Creek — 85+: not among its largest Buln Buln — 85+: not among its largest

Bars are drawn against the largest share shown (20.2%).

Who lives together

Household composition, 2021 Census.

Brandy Creek 52.9% couple families
Brandy Creek — Couple Families: 52.9% Brandy Creek — One Parent Families: 23.5% Brandy Creek — Other Families: 23.5% Brandy Creek — Lone Person: 0.0%
Buln Buln 66.1% couple families
Buln Buln — Couple Families: 66.1% Buln Buln — One Parent Families: 13.2% Buln Buln — Other Families: 2.5% Buln Buln — Lone Person: 18.2%
Couple Families One Parent Families Other Families Lone Person

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Brandy Creek 0.0% renting
Brandy Creek — Owned Outright: 37.5% Brandy Creek — Mortgage: 62.5% Brandy Creek — Renting: 0.0%
Buln Buln 6.1% renting
Buln Buln — Owned Outright: 43.0% Buln Buln — Mortgage: 50.9% Buln Buln — Renting: 6.1%
Owned outright Mortgage Renting

What people live in

Occupied private dwellings by structure, 2021 Census.

Brandy Creek 100.0% houses
Brandy Creek — Houses: 100.0%
Buln Buln 100.0% houses
Buln Buln — Houses: 100.0%
Houses

Qualifications

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

Brandy Creek Buln Buln
Certificate III & IV 23.4% / 18.7%
Brandy Creek — Certificate III & IV: 23.4% Buln Buln — Certificate III & IV: 18.7%
Bachelor Degree 10.6% / 12.3%
Brandy Creek — Bachelor Degree: 10.6% Buln Buln — Bachelor Degree: 12.3%
Advanced Diploma / Diploma 6.4% / 5.1%
Brandy Creek — Advanced Diploma / Diploma: 6.4% Buln Buln — Advanced Diploma / Diploma: 5.1%
Graduate Diploma / Certificate 5.3% / 2.7%
Brandy Creek — Graduate Diploma / Certificate: 5.3% Buln Buln — Graduate Diploma / Certificate: 2.7%
Postgraduate Degree 3.2% / 2.7%
Brandy Creek — Postgraduate Degree: 3.2% Buln Buln — Postgraduate Degree: 2.7%

Bars are drawn against the largest share shown (23.4%).

Property market

Brandy Creek Buln Buln
Median house price $665,000 $614,500
Median unit price —
same for both
Median land price — $1,285,000

Zoning mix

Brandy Creek Buln Buln
Rural and farming 100% 95%
Residential 0% 3%
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

Brandy Creek Buln Buln
New dwellings approved 619
across Baw Baw
same for both
Approvals change year on year +49%
same for both

Ranking within VIC

Brandy Creek Buln Buln
House price —
same for both
Income Higher than 84% of VIC Higher than 72% of VIC
Schools —
same for both
Walkability Higher than 49% of VIC Higher than 76% of VIC
Affordability —
same for both
EV adoption Higher than 57% of VIC Higher than 58% of VIC
NBN connectivity Higher than 65% of VIC Higher than 69% of VIC

Liveability

Buln Buln is more walkable (13 vs 0).

Brandy Creek Buln Buln
Grade — C
Score — 40/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Buln Buln carries more bushfire risk (99 vs 0); Brandy Creek carries more flood risk (41 vs 30).

Brandy Creek Buln Buln
Bushfire None
0/100
 High
99/100
Crime Low
37/100
 Moderate
48/100
Flood Moderate
41/100
 Low
30/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Brandy Creek Buln Buln
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0 1

Schools in Brandy Creek

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Buln Buln

  • Buln Buln Primary School Government · Primary below peers

Amenities in the suburb

Brandy Creek Buln Buln
Childcare 0 1

Mobility

Buln Buln sits further from the CBD (104.6 km vs 100.6 km).

Brandy Creek Buln Buln
Walkability score 0/100 13/100
Distance to Melbourne 100.6 km 104.6 km
+4% vs other
Drive time (normal traffic) 78 min 83 min
Electric vehicle share 0.6%
postcode 3821
same for both
Rooftop solar per 100 dwellings 55
postcode 3821
same for both

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.

Brandy Creek Buln Buln
Car (driver) 70.0% / 69.5%
Brandy Creek — Car (driver): 70.0% Buln Buln — Car (driver): 69.5%
Worked from Home 30.0% / 19.5%
Brandy Creek — Worked from Home: 30.0% Buln Buln — Worked from Home: 19.5%
Car (passenger) — / 6.1%
Brandy Creek — Car (passenger): not among its largest Buln Buln — Car (passenger): 6.1%
Walked Only — / 5.0%
Brandy Creek — Walked Only: not among its largest Buln Buln — Walked Only: 5.0%

Bars are drawn against the largest share shown (70.0%).

Setting

Brandy Creek Buln Buln
Elevation 136 m
above sea level, at the suburb centre
 142 m
above sea level, at the suburb centre
Distance to the ocean 39.9 km 43.5 km

NBN connectivity

Brandy Creek Buln Buln
Connectivity score 30/100
same for both
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
43 premises
 0%
201 premises

Climate

Brandy Creek Buln Buln
Annual rainfall 1,090 mm
same for both
Summer max (Jan) 25.1°C
same for both
Winter min (Jul) 3.7°C
same for both

Council rates

Brandy Creek Buln Buln
Average residential rate $2,138/yr
same for both
Council Baw Baw
same for both

Federal electorate

Brandy Creek Buln Buln
Division Monash
same for both
Member Mary Aldred
same for both
Party Liberal
same for both

First Home Owner Grant

Brandy Creek Buln Buln
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Brandy Creek

Rural

Buln Buln

Acreage

More comparisons

Other comparisons with Brandy Creek

Brandy Creek vs Warragul Brandy Creek vs Drouin West Brandy Creek vs Drouin East

Other comparisons with Buln Buln

Buln Buln vs Warragul Buln Buln vs Nilma North Buln Buln vs Rokeby Buln Buln vs Buln Buln East Buln Buln vs Crossover Buln Buln vs Lillico
Full data on Brandy Creek Full data on Buln Buln
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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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