Bulahdelah vs Stroud

Stroud is the younger of the two, with a median age of 48 against 54 in Bulahdelah. 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. In Stroud, about half of households are couple families. Houses cost more in Stroud: a median of $680,000, against $565,000 in Bulahdelah, and rent is higher there too. On these figures, Bulahdelah tends to suit buyers on a tighter budget, while Stroud 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

Stroud

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (68/100 vs 83/100)
  • is already more of a family suburb (59% vs 48%)

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

First-home buyers

Bulahdelah

ahead on the one thing that separates them

  • has cheaper houses ($565,000 vs $680,000)

Weighs house prices, land prices, and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Bulahdelah has cheaper rent ($295/wk vs $320/wk)
  • Stroud leaves renters under less rental stress (24% vs 31%)

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

Commuting to the city

Stroud

ahead on 2 of the 3 things we measure here

  • sits closer to the CBD (222.9 km vs 243.7 km)
  • has a shorter drive in (170 min vs 176 min)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Bulahdelah has more residents already 65 and over (32% vs 26%)
  • Stroud carries lower crime risk (68/100 vs 83/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

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

Bulahdelah Stroud
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.

Bulahdelah Stroud
Walkability 6 / 10
Bulahdelah — Walkability: 6/100 Stroud — Walkability: 10/100
Safety 17 / 32
Bulahdelah — Safety: 17/100 Stroud — Safety: 32/100
Low fire risk 20 / 39
Bulahdelah — Low fire risk: 20/100 Stroud — Low fire risk: 39/100

Demographics

Bulahdelah has more residents (1,538 vs 988); Stroud has higher household incomes ($68,120 vs $50,076).

Bulahdelah Stroud
Population 1,538
+36% vs other
 988
Population trend (2016 → 2021) +8.0% +5.3%
Median age 54 48
Median household income $50,076/yr $68,120/yr
+36% vs other
Median weekly rent $295/wk $320/wk
+8% vs other

Age profile

Share of residents in each band, 2021 Census.

Bulahdelah Stroud
0-4 2.4% / 5.5%
Bulahdelah — 0-4: 2.4% Stroud — 0-4: 5.5%
5-14 11.5% / 12.4%
Bulahdelah — 5-14: 11.5% Stroud — 5-14: 12.4%
15-19 5.1% / 5.2%
Bulahdelah — 15-19: 5.1% Stroud — 15-19: 5.2%
20-24 3.3% / 4.7%
Bulahdelah — 20-24: 3.3% Stroud — 20-24: 4.7%
25-34 6.4% / 9.8%
Bulahdelah — 25-34: 6.4% Stroud — 25-34: 9.8%
35-44 8.3% / 8.6%
Bulahdelah — 35-44: 8.3% Stroud — 35-44: 8.6%
45-54 12.6% / 12.2%
Bulahdelah — 45-54: 12.6% Stroud — 45-54: 12.2%
55-64 17.6% / 14.9%
Bulahdelah — 55-64: 17.6% Stroud — 55-64: 14.9%
65-74 19.4% / 13.7%
Bulahdelah — 65-74: 19.4% Stroud — 65-74: 13.7%
75-84 9.0% / 8.9%
Bulahdelah — 75-84: 9.0% Stroud — 75-84: 8.9%
85+ 3.9% / 3.7%
Bulahdelah — 85+: 3.9% Stroud — 85+: 3.7%

Bars are drawn against the largest share shown (19.4%).

Who lives together

Household composition, 2021 Census.

Bulahdelah 45.4% lone person
Bulahdelah — Lone Person: 45.4% Bulahdelah — Couple Families: 25.4% Bulahdelah — One Parent Families: 23.0% Bulahdelah — Group Household: 5.4% Bulahdelah — Other Families: 0.7%
Stroud 37.9% lone person
Stroud — Lone Person: 37.9% Stroud — Couple Families: 46.8% Stroud — One Parent Families: 11.9% Stroud — Group Household: 1.3% Stroud — Other Families: 2.1%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bulahdelah 20.9% renting
Bulahdelah — Owned Outright: 53.7% Bulahdelah — Mortgage: 25.5% Bulahdelah — Renting: 20.9%
Stroud 14.5% renting
Stroud — Owned Outright: 45.3% Stroud — Mortgage: 40.2% Stroud — Renting: 14.5%
Owned outright Mortgage Renting

Qualifications

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

Bulahdelah Stroud
Certificate III & IV 17.2% / 19.8%
Bulahdelah — Certificate III & IV: 17.2% Stroud — Certificate III & IV: 19.8%
Advanced Diploma / Diploma 5.9% / 8.2%
Bulahdelah — Advanced Diploma / Diploma: 5.9% Stroud — Advanced Diploma / Diploma: 8.2%
Bachelor Degree 4.7% / 7.3%
Bulahdelah — Bachelor Degree: 4.7% Stroud — Bachelor Degree: 7.3%
Postgraduate Degree 1.2% / 1.6%
Bulahdelah — Postgraduate Degree: 1.2% Stroud — Postgraduate Degree: 1.6%
Graduate Diploma / Certificate 0.5% / 1.1%
Bulahdelah — Graduate Diploma / Certificate: 0.5% Stroud — Graduate Diploma / Certificate: 1.1%

Bars are drawn against the largest share shown (19.8%).

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.

Bulahdelah Stroud
England 3.3% / 3.5%
Bulahdelah — England: 3.3% Stroud — England: 3.5%
New Zealand 1.9% / 1.3%
Bulahdelah — New Zealand: 1.9% Stroud — New Zealand: 1.3%
Netherlands 0.7% / —
Bulahdelah — Netherlands: 0.7% Stroud — Netherlands: not among its largest
Canada — / 0.7%
Bulahdelah — Canada: not among its largest Stroud — Canada: 0.7%
Germany 0.6% / —
Bulahdelah — Germany: 0.6% Stroud — Germany: not among its largest
India 0.5% / —
Bulahdelah — India: 0.5% Stroud — India: not among its largest
Philippines 0.2% / 0.3%
Bulahdelah — Philippines: 0.2% Stroud — Philippines: 0.3%
Scotland — / 0.4%
Bulahdelah — Scotland: not among its largest Stroud — Scotland: 0.4%

Bars are drawn against the largest share shown (3.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bulahdelah 96.3% houses
Bulahdelah — Houses: 96.3% Bulahdelah — Flats / Apartments: 2.3% Bulahdelah — Townhouses: 1.5%
Stroud 97.8% houses
Stroud — Houses: 97.8% Stroud — Flats / Apartments: 1.4% Stroud — Townhouses: 0.8%
Houses Flats / Apartments Townhouses

Property market

Bulahdelah Stroud
Median house price $565,000 $680,000
Median unit price —
same for both
Median land price $505,000 $452,500
Typical days to sell (houses) 148 days
from 11 sales
 22 days
from 4 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.

Bulahdelah Stroud
3 bed $577K / $640K
Bulahdelah — 3 bed: $577K (17 sales) Stroud — 3 bed: $640K (13 sales)

17 vs 13 sales

4 bed $620K / $700K
Bulahdelah — 4 bed: $620K (11 sales) Stroud — 4 bed: $700K (12 sales)

11 vs 12 sales

Zoning mix

Stroud has more rural and farming land (99% vs 76%); Bulahdelah has more land zoned for conservation (22% vs 0%).

Bulahdelah Stroud
Rural and farming 76% 99%
Environmental 22% 0%
Infrastructure and transport 1% 0%
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 Stroud
New dwellings approved 743
across Mid-Coast
same for both
Approvals change year on year +327%
same for both

Ranking within NSW

Bulahdelah Stroud
House price Higher than 19% of NSW Higher than 24% of NSW
Income Higher than 11% of NSW Higher than 31% of NSW
Schools —
same for both
Walkability Higher than 50% of NSW Higher than 57% of NSW
Affordability Higher than 54% of NSW Higher than 67% of NSW
EV adoption Higher than 33% of NSW Higher than 12% of NSW
NBN connectivity Higher than 64% of NSW Higher than 57% of NSW

Liveability

Stroud scores higher overall (24 vs 8).

Bulahdelah Stroud
Grade D
same for both
Score 8/100 24/100
Socio-economic band high-need area
decile 1/10
 mid-range socio-economic
decile 4/10

Risk profile

Bulahdelah carries more bushfire risk (80 vs 61); Bulahdelah carries more crime risk (83 vs 68).

Bulahdelah Stroud
Bushfire High
80/100
 Moderate
61/100
Crime High
83/100
 Moderate
68/100
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 Stroud
Inside the suburb 2 1
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 2 1

Schools in Bulahdelah

  • Bulahdelah Central School Government · Combined below peers
  • St Joseph's Primary School Catholic · Primary below peers

Schools in Stroud

  • Stroud Public School Government · Primary below peers

Amenities in the suburb

Bulahdelah Stroud
Supermarkets 1
same for both
Cafes & restaurants 4 2
Parks & reserves 3 5
Childcare 1 2
GPs 2 1
Pharmacies 1
same for both
Police stations 1
same for both
Banks & Bank@Post 1
same for both
Fuel stations 3 0
Waterways 37 28

Mobility

Bulahdelah sits further from the CBD (243.7 km vs 222.9 km).

Bulahdelah Stroud
Walkability score 6/100 10/100
Distance to Sydney 243.7 km
+9% vs other
 222.9 km
Drive time (normal traffic) 176 min 170 min
Public transport score 32/100
Bus
 36/100
Bus
Peak arrivals per hour 10.0
7-9am + 5-7pm
 13.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 0.3%
postcode 2423
 0.2%
postcode 2425
Rooftop solar per 100 dwellings 61
postcode 2423
 72
postcode 2425

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.

Bulahdelah Stroud
Car (driver) 71.3% / 63.7%
Bulahdelah — Car (driver): 71.3% Stroud — Car (driver): 63.7%
Worked from Home 14.7% / 27.0%
Bulahdelah — Worked from Home: 14.7% Stroud — Worked from Home: 27.0%
Walked Only 10.0% / 4.9%
Bulahdelah — Walked Only: 10.0% Stroud — Walked Only: 4.9%
Car (passenger) 4.0% / 4.4%
Bulahdelah — Car (passenger): 4.0% Stroud — Car (passenger): 4.4%

Bars are drawn against the largest share shown (71.3%).

Setting

Bulahdelah Stroud
Elevation 13 m
above sea level, at the suburb centre
 328 m
above sea level, at the suburb centre
Distance to the ocean 21.6 km 32.7 km

NBN connectivity

Bulahdelah Stroud
Connectivity score 43/100 30/100
Most common technology Fibre to the node Fixed wireless
Full-fibre (FTTP) share 1%
715 premises
 0%
478 premises

Climate

Bulahdelah Stroud
Annual rainfall 1,327 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Bulahdelah Stroud
Average residential rate $1,560/yr
same for both
Council Mid-Coast
same for both

Federal electorate

Bulahdelah Stroud
Division Lyne
same for both
Member Alison Penfold
same for both
Party The Nationals
same for both

First Home Owner Grant

Bulahdelah Stroud
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Bulahdelah

Affordable Retirees Rural

Stroud

Affordable Retirees Rural

More comparisons

Other comparisons with Bulahdelah

Bulahdelah vs Nerong Bulahdelah vs Markwell Bulahdelah vs Boolambayte Bulahdelah vs Crawford River

Other comparisons with Stroud

Stroud vs Booral Stroud vs Stroud Road Stroud vs Wards River Stroud vs Crawford River
Full data on Bulahdelah Full data on Stroud
Unlock full address-level data — $29/month

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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