Bulga vs Jerrys Plains

Jerrys Plains is the younger of the two, with a median age of 34 against 37 in Bulga. In both, most households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Bulga: a median of $1.12 million, against $665,000 in Jerrys Plains, and rent is higher there too. On these figures, Jerrys Plains tends to suit 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

Jerrys Plains

ahead on the one thing that separates them

  • carries lower crime risk (33/100 vs 65/100)

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

First-home buyers

Jerrys Plains

ahead on 2 of the 2 things we measure here

  • has cheaper houses ($665,000 vs $1,125,000)
  • leaves households under less mortgage stress (16% vs 23%)

Weighs house prices and mortgage stress.

Renters

They split

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

  • Bulga has a bigger rental market to choose from (41% vs 24%)
  • Jerrys Plains has cheaper rent ($350/wk vs $423/wk)

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

Commuting to the city

Bulga

ahead on 2 of the 3 things we measure here

  • sits closer to the CBD (217.6 km vs 236.2 km)
  • has a shorter drive in (155 min vs 168 min)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Jerrys Plains

ahead on the one thing that separates them

  • carries lower crime risk (33/100 vs 65/100)

Weighs 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

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

Bulga Jerrys Plains
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.

Bulga Jerrys Plains
Walkability 0 / 0
Bulga — Walkability: 0/100 Jerrys Plains — Walkability: 0/100
Safety 35 / 67
Bulga — Safety: 35/100 Jerrys Plains — Safety: 67/100
Low fire risk 13 / 34
Bulga — Low fire risk: 13/100 Jerrys Plains — Low fire risk: 34/100

Demographics

Bulga rents higher ($423/wk vs $350/wk); Bulga skews older (37 vs 34).

Bulga Jerrys Plains
Population 418 447
+7% vs other
Population trend (2016 → 2021) +18.1% +16.1%
Median age 37 34
Median household income $107,224/yr
+2% vs other
 $105,040/yr
Median weekly rent $423/wk
+17% vs other
 $350/wk

Age profile

Share of residents in each band, 2021 Census.

Bulga Jerrys Plains
0-4 6.2% / 6.3%
Bulga — 0-4: 6.2% Jerrys Plains — 0-4: 6.3%
5-14 16.5% / 16.8%
Bulga — 5-14: 16.5% Jerrys Plains — 5-14: 16.8%
15-19 7.4% / 4.9%
Bulga — 15-19: 7.4% Jerrys Plains — 15-19: 4.9%
20-24 4.1% / 2.9%
Bulga — 20-24: 4.1% Jerrys Plains — 20-24: 2.9%
25-34 12.9% / 20.1%
Bulga — 25-34: 12.9% Jerrys Plains — 25-34: 20.1%
35-44 12.0% / 14.5%
Bulga — 35-44: 12.0% Jerrys Plains — 35-44: 14.5%
45-54 15.3% / 12.3%
Bulga — 45-54: 15.3% Jerrys Plains — 45-54: 12.3%
55-64 11.7% / 13.4%
Bulga — 55-64: 11.7% Jerrys Plains — 55-64: 13.4%
65-74 9.3% / 5.4%
Bulga — 65-74: 9.3% Jerrys Plains — 65-74: 5.4%
75-84 4.1% / 3.6%
Bulga — 75-84: 4.1% Jerrys Plains — 75-84: 3.6%
85+ — / 1.1%
Bulga — 85+: not among its largest Jerrys Plains — 85+: 1.1%

Bars are drawn against the largest share shown (20.1%).

Who lives together

Household composition, 2021 Census.

Bulga 68.1% couple families
Bulga — Couple Families: 68.1% Bulga — Lone Person: 22.0% Bulga — One Parent Families: 9.9%
Jerrys Plains 61.8% couple families
Jerrys Plains — Couple Families: 61.8% Jerrys Plains — Lone Person: 28.9% Jerrys Plains — One Parent Families: 9.2%
Couple Families Lone Person One Parent Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bulga 41.2% renting
Bulga — Owned Outright: 22.8% Bulga — Mortgage: 36.0% Bulga — Renting: 41.2%
Jerrys Plains 24.5% renting
Jerrys Plains — Owned Outright: 28.4% Jerrys Plains — Mortgage: 47.1% Jerrys Plains — Renting: 24.5%
Owned outright Mortgage Renting

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.

Bulga Jerrys Plains
Ireland — / 6.5%
Bulga — Ireland: not among its largest Jerrys Plains — Ireland: 6.5%
England 1.2% / 4.3%
Bulga — England: 1.2% Jerrys Plains — England: 4.3%
New Zealand 1.7% / 1.6%
Bulga — New Zealand: 1.7% Jerrys Plains — New Zealand: 1.6%
South Africa 2.2% / —
Bulga — South Africa: 2.2% Jerrys Plains — South Africa: not among its largest

Bars are drawn against the largest share shown (6.5%).

Qualifications

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

Bulga Jerrys Plains
Certificate III & IV 18.9% / 21.5%
Bulga — Certificate III & IV: 18.9% Jerrys Plains — Certificate III & IV: 21.5%
Bachelor Degree 6.0% / 10.3%
Bulga — Bachelor Degree: 6.0% Jerrys Plains — Bachelor Degree: 10.3%
Advanced Diploma / Diploma 6.0% / 9.4%
Bulga — Advanced Diploma / Diploma: 6.0% Jerrys Plains — Advanced Diploma / Diploma: 9.4%
Graduate Diploma / Certificate 2.6% / 0.7%
Bulga — Graduate Diploma / Certificate: 2.6% Jerrys Plains — Graduate Diploma / Certificate: 0.7%
Postgraduate Degree 1.2% / 0.9%
Bulga — Postgraduate Degree: 1.2% Jerrys Plains — Postgraduate Degree: 0.9%

Bars are drawn against the largest share shown (21.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bulga 103.3% houses
Bulga — Houses: 103.3% Bulga — Flats / Apartments: 0.0%
Jerrys Plains 95.6% houses
Jerrys Plains — Houses: 95.6% Jerrys Plains — Flats / Apartments: 4.4%
Houses Flats / Apartments

Property market

Bulga Jerrys Plains
Median house price $1,125,000 $665,000
Median unit price —
same for both
Median land price —
same for both

Zoning mix

Jerrys Plains has more rural and farming land (78% vs 49%); Bulga has more land zoned for conservation (50% vs 21%).

Bulga Jerrys Plains
Rural and farming 49% 78%
Environmental 50% 21%
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

Bulga Jerrys Plains
New dwellings approved 121
across Singleton
same for both
Approvals change year on year +46%
same for both

Ranking within NSW

Bulga Jerrys Plains
House price Higher than 60% of NSW Higher than 25% of NSW
Income Higher than 73% of NSW Higher than 71% of NSW
Schools —
same for both
Walkability Higher than 17% of NSW Higher than 44% of NSW
Affordability Higher than 59% of NSW Higher than 87% of NSW
EV adoption Higher than 26% of NSW Higher than 27% of NSW
NBN connectivity Higher than 46% of NSW Higher than 49% of NSW

Liveability

Bulga Jerrys Plains
Grade —
same for both
Score —
same for both
Socio-economic band mid-range socio-economic
decile 4/10
 mid-range socio-economic
decile 5/10

Risk profile

Bulga carries more crime risk (65 vs 33); Bulga carries more bushfire risk (87 vs 66).

Bulga Jerrys Plains
Bushfire High
87/100
 Moderate
66/100
Crime Moderate
65/100
 Low
33/100
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

Bulga Jerrys Plains
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Schools in Bulga

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

Schools in Jerrys Plains

  • Jerrys Plains Public School Government · Primary

Amenities in the suburb

Bulga Jerrys Plains
Cafes & restaurants 1 0
Parks & reserves 1
same for both
Police stations 1
same for both
Fuel stations 1
same for both
EV chargers 0 1
Waterways 11 38

Mobility

Jerrys Plains sits further from the CBD (236.2 km vs 217.6 km).

Bulga Jerrys Plains
Walkability score 0/100
same for both
Distance to Sydney 217.6 km 236.2 km
+9% vs other
Drive time (normal traffic) 155 min 168 min
Electric vehicle share 0.2%
postcode 2330
same for both
Rooftop solar per 100 dwellings 54
postcode 2330
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.

Bulga Jerrys Plains
Car (driver) 84.1% / 79.0%
Bulga — Car (driver): 84.1% Jerrys Plains — Car (driver): 79.0%
Worked from Home 13.8% / 12.7%
Bulga — Worked from Home: 13.8% Jerrys Plains — Worked from Home: 12.7%
Car (passenger) — / 5.4%
Bulga — Car (passenger): not among its largest Jerrys Plains — Car (passenger): 5.4%
Walked Only 2.2% / 2.9%
Bulga — Walked Only: 2.2% Jerrys Plains — Walked Only: 2.9%

Bars are drawn against the largest share shown (84.1%).

Setting

Bulga Jerrys Plains
Elevation 211 m
above sea level, at the suburb centre
 110 m
above sea level, at the suburb centre

NBN connectivity

Bulga Jerrys Plains
Connectivity score 29/100
same for both
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
132 premises
 0%
164 premises

Climate

Bulga Jerrys Plains
Annual rainfall 804 mm 631 mm
Summer max (Jan) 30.0°C 31.6°C
Winter min (Jul) 5.1°C 4.1°C

Air quality (annual mean)

Bulga Jerrys Plains
PM2.5 —
same for both
PM10 16.7 µg/m³ 17.7 µg/m³
NO₂ —
same for both

Council rates

Bulga Jerrys Plains
Average residential rate $1,287/yr
same for both
Council Singleton
same for both

Federal electorate

Bulga Jerrys Plains
Division Hunter
same for both
Member Dan Repacholi
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Bulga Jerrys Plains
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Bulga

Family Rural

Jerrys Plains

Affordable Family Rural

More comparisons

Other comparisons with Bulga

Bulga vs Broke Bulga vs Milbrodale Bulga vs Fordwich Bulga vs Mount Thorley

Other comparisons with Jerrys Plains

Jerrys Plains vs Muswellbrook Jerrys Plains vs Denman Jerrys Plains vs Bureen Jerrys Plains vs Dalswinton
Full data on Bulga Full data on Jerrys Plains
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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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