Bulahdelah vs Nerong
Bulahdelah is the younger of the two, with a median age of 54 against 59 in Nerong. In both, the large majority of households own their home and the large majority of homes are detached houses. In Bulahdelah, about half of households are people living alone. Houses cost more in Bulahdelah: a median of $565,000, against $489,000 in Nerong. On these figures, Bulahdelah tends to suit people living alone, while Nerong suits share households.
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
Bulahdelah
ahead on the one thing that separates them
- has more schools inside the suburb (2 vs 0)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Nerong
ahead on 2 of the 3 things we measure here
- has cheaper land ($142,000 vs $505,000)
- has cheaper houses ($488,750 vs $565,000)
Weighs house prices, land prices, and mortgage stress.
Renters
Bulahdelah
ahead on the one thing that separates them
- leaves renters under less rental stress (31% vs 36%)
Weighs rent, rental stress, and how much is for rent.
Commuting to the city
Nerong
ahead on 2 of the 3 things we measure here
- has a shorter drive in (157 min vs 176 min)
- sits closer to the CBD (221.7 km vs 243.7 km)
Weighs distance, drive time, and walkability.
Downsizers and retirees
Bulahdelah
ahead on the one thing that separates them
- has more GPs (2 vs 0)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Nerong
ahead on the one thing that separates them
- is growing faster (60.0% vs 8.0%)
Weighs population growth.
Where they sit
Bulahdelah and Nerong drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Bulahdelah has more residents (1,538 vs 168); Bulahdelah has higher household incomes ($50,076 vs $44,824).
| Bulahdelah | Nerong | |
|---|---|---|
| Population | 1,538 +89% vs other | 168 |
| Population trend (2016 → 2021) | +8.0% | +60.0% |
| Median age | 54 | 59 |
| Median household income | $50,076/yr +10% vs other | $44,824/yr |
| Median weekly rent | $295/wk | $310/wk +5% vs other |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (26.2%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
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.
Bars are drawn against the largest share shown (4.2%).
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (17.2%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Bulahdelah | Nerong | |
|---|---|---|
| Median house price | $565,000 | $488,750 |
| Median unit price | — same for both | |
| Median land price | $505,000 | $142,000 |
| Typical days to sell (houses) | 148 days from 11 sales | — |
Zoning mix
Nerong has more land zoned for conservation (45% vs 22%); Bulahdelah has more rural and farming land (76% vs 54%).
| Bulahdelah | Nerong | |
|---|---|---|
| Rural and farming | 76% | 54% |
| Environmental | 22% | 45% |
| Infrastructure and transport | 1% same for both | |
| 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
| Bulahdelah | Nerong | |
|---|---|---|
| New dwellings approved | 743 across Mid-Coast same for both | |
| Approvals change year on year | +327% same for both | |
Ranking within NSW
| Bulahdelah | Nerong | |
|---|---|---|
| House price | Higher than 19% of NSW | Higher than 15% of NSW |
| Income | Higher than 11% of NSW | Higher than 7% of NSW |
| Schools | — same for both | |
| Walkability | Higher than 50% of NSW | Higher than 37% of NSW |
| Affordability | Higher than 54% of NSW | Higher than 58% of NSW |
| EV adoption | Higher than 33% of NSW | Higher than 34% of NSW |
| NBN connectivity | Higher than 64% of NSW | Higher than 19% of NSW |
Liveability
| Bulahdelah | Nerong | |
|---|---|---|
| Grade | D | — |
| Score | 8/100 | — |
| Socio-economic band | high-need area decile 1/10 | below-average income decile 2/10 |
Risk profile
| Bulahdelah | Nerong | |
|---|---|---|
| Bushfire | High 80/100 | High 71/100 |
| Crime | High 83/100 | High 78/100 |
| Flood | Not mapped no mapped data here same for both | |
| 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
| Bulahdelah | Nerong | |
|---|---|---|
| Inside the suburb | 2 | 0 |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 same for both | |
| Rated below peers | 2 | 0 |
Schools in Bulahdelah
- Bulahdelah Central School Government · Combined below peers
- St Joseph's Primary School Catholic · Primary below peers
Schools in Nerong
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Amenities in the suburb
| Bulahdelah | Nerong | |
|---|---|---|
| Supermarkets | 1 | 0 |
| Cafes & restaurants | 4 | 0 |
| Parks & reserves | 3 same for both | |
| Childcare | 1 | 0 |
| GPs | 2 | 0 |
| Pharmacies | 1 | 0 |
| Police stations | 1 | 0 |
| Banks & Bank@Post | 1 | 0 |
| Fuel stations | 3 | 0 |
| Waterways | 37 | 23 |
Mobility
Bulahdelah sits further from the CBD (243.7 km vs 221.7 km).
| Bulahdelah | Nerong | |
|---|---|---|
| Walkability score | 6/100 | 0/100 |
| Distance to Sydney | 243.7 km +9% vs other | 221.7 km |
| Drive time (normal traffic) | 176 min | 157 min |
| Electric vehicle share | 0.3% postcode 2423 same for both | |
| Rooftop solar per 100 dwellings | 61 postcode 2423 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.
Bars are drawn against the largest share shown (71.3%).
Setting
| Bulahdelah | Nerong | |
|---|---|---|
| Elevation | 13 m above sea level, at the suburb centre | 51 m above sea level, at the suburb centre |
| Distance to the ocean | 21.6 km | 10.6 km |
NBN connectivity
| Bulahdelah | Nerong | |
|---|---|---|
| Connectivity score | 43/100 | 15/100 |
| Most common technology | Fibre to the node | Satellite (Sky Muster) |
| Full-fibre (FTTP) share | 1% 715 premises | 0% 44 premises |
Climate
| Bulahdelah | Nerong | |
|---|---|---|
| Annual rainfall | 1,327 mm | 1,181 mm |
| Summer max (Jan) | — | 28.7°C |
| Winter min (Jul) | — | 7.5°C |
Council rates
| Bulahdelah | Nerong | |
|---|---|---|
| Average residential rate | $1,560/yr same for both | |
| Council | Mid-Coast same for both | |
Federal electorate
| Bulahdelah | Nerong | |
|---|---|---|
| Division | Lyne same for both | |
| Member | Alison Penfold same for both | |
| Party | The Nationals same for both | |
First Home Owner Grant
| Bulahdelah | Nerong | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $600,000 same for both | |
| Eligibility | New same for both | |
Tags
Bulahdelah
More comparisons
Other comparisons with Bulahdelah
Other comparisons with Nerong
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.