Bull Creek vs Meadows

Meadows is the younger of the two, with a median age of 39 against 51 in Bull Creek. In both, the large majority of households own their home and the large majority of homes are detached houses. In Bull Creek, about half of households are people living alone. In Meadows, most households are couple families. Meadows is closer to the city centre: 44.4 km, against 52.4 km. On these figures, Bull Creek tends to suit people living alone, while Meadows suits families with children and 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

Meadows

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (4 vs 1)
  • carries lower crime risk (20/100 vs 54/100)
  • is already more of a family suburb (73% vs 46%)

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

First-home buyers

Meadows

ahead on the one thing that separates them

  • leaves households under less mortgage stress (19% vs 25%)

Weighs mortgage stress.

Renters

Meadows

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (18% vs 26%)
  • has cheaper rent ($343/wk vs $400/wk)

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

Commuting to the city

Meadows

ahead on 3 of the 3 things we measure here

  • is more walkable (32/100 vs 0/100)
  • has a shorter drive in (44 min vs 55 min)
  • sits closer to the CBD (44.4 km vs 52.4 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Meadows

ahead on 2 of the 4 things we measure here

  • is more walkable (32/100 vs 0/100)
  • carries lower crime risk (20/100 vs 54/100)

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

Investors

Meadows

ahead on the one thing that separates them

  • is growing faster (25.4% vs -11.2%)

Weighs population growth.

Where they sit

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

Bull Creek Meadows
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.

Bull Creek Meadows
Walkability 0 / 32
Bull Creek — Walkability: 0/100 Meadows — Walkability: 32/100
Safety 46 / 80
Bull Creek — Safety: 46/100 Meadows — Safety: 80/100
Low fire risk 17 / 28
Bull Creek — Low fire risk: 17/100 Meadows — Low fire risk: 28/100

Demographics

Meadows has more residents (1,717 vs 111); Bull Creek skews older (51 vs 39).

Bull Creek Meadows
Population 111 1,717
+1447% vs other
Population trend (2016 → 2021) -11.2% +25.4%
Median age 51 39
Median household income $81,224/yr $102,128/yr
+26% vs other
Median weekly rent $400/wk
+14% vs other
 $343/wk

Age profile

Share of residents in each band, 2021 Census.

Bull Creek Meadows
0-4 — / 7.1%
Bull Creek — 0-4: not among its largest Meadows — 0-4: 7.1%
5-14 10.8% / 13.6%
Bull Creek — 5-14: 10.8% Meadows — 5-14: 13.6%
15-19 9.0% / 4.4%
Bull Creek — 15-19: 9.0% Meadows — 15-19: 4.4%
20-24 7.2% / 4.1%
Bull Creek — 20-24: 7.2% Meadows — 20-24: 4.1%
25-34 3.6% / 14.0%
Bull Creek — 25-34: 3.6% Meadows — 25-34: 14.0%
35-44 4.5% / 15.0%
Bull Creek — 35-44: 4.5% Meadows — 35-44: 15.0%
45-54 27.0% / 12.6%
Bull Creek — 45-54: 27.0% Meadows — 45-54: 12.6%
55-64 25.2% / 14.9%
Bull Creek — 55-64: 25.2% Meadows — 55-64: 14.9%
65-74 9.9% / 8.9%
Bull Creek — 65-74: 9.9% Meadows — 65-74: 8.9%
75-84 2.7% / 3.7%
Bull Creek — 75-84: 2.7% Meadows — 75-84: 3.7%
85+ — / 0.9%
Bull Creek — 85+: not among its largest Meadows — 85+: 0.9%

Bars are drawn against the largest share shown (27.0%).

Who lives together

Household composition, 2021 Census.

Bull Creek 45.5% couple families
Bull Creek — Couple Families: 45.5% Bull Creek — Lone Person: 54.5% Bull Creek — One Parent Families: 0.0% Bull Creek — Group Household: 0.0% Bull Creek — Other Families: 0.0%
Meadows 58.7% couple families
Meadows — Couple Families: 58.7% Meadows — Lone Person: 23.8% Meadows — One Parent Families: 14.5% Meadows — Group Household: 1.8% Meadows — Other Families: 1.3%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bull Creek 15.0% renting
Bull Creek — Owned Outright: 37.5% Bull Creek — Mortgage: 47.5% Bull Creek — Renting: 15.0%
Meadows 11.2% renting
Meadows — Owned Outright: 31.7% Meadows — Mortgage: 57.1% Meadows — Renting: 11.2%
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.

Bull Creek Meadows
England 9.9% / 6.3%
Bull Creek — England: 9.9% Meadows — England: 6.3%
New Zealand — / 0.8%
Bull Creek — New Zealand: not among its largest Meadows — New Zealand: 0.8%
Netherlands — / 0.6%
Bull Creek — Netherlands: not among its largest Meadows — Netherlands: 0.6%
Scotland — / 0.4%
Bull Creek — Scotland: not among its largest Meadows — Scotland: 0.4%
Philippines — / 0.3%
Bull Creek — Philippines: not among its largest Meadows — Philippines: 0.3%

Bars are drawn against the largest share shown (9.9%).

Qualifications

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

Bull Creek Meadows
Certificate III & IV 18.9% / 20.0%
Bull Creek — Certificate III & IV: 18.9% Meadows — Certificate III & IV: 20.0%
Advanced Diploma / Diploma 14.4% / 7.7%
Bull Creek — Advanced Diploma / Diploma: 14.4% Meadows — Advanced Diploma / Diploma: 7.7%
Bachelor Degree 7.2% / 9.3%
Bull Creek — Bachelor Degree: 7.2% Meadows — Bachelor Degree: 9.3%
Graduate Diploma / Certificate 2.7% / 2.1%
Bull Creek — Graduate Diploma / Certificate: 2.7% Meadows — Graduate Diploma / Certificate: 2.1%
Postgraduate Degree — / 2.5%
Bull Creek — Postgraduate Degree: not among its largest Meadows — Postgraduate Degree: 2.5%

Bars are drawn against the largest share shown (20.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bull Creek 100.0% houses
Bull Creek — Houses: 100.0% Bull Creek — Flats / Apartments: 0.0% Bull Creek — Townhouses: 0.0%
Meadows 98.1% houses
Meadows — Houses: 98.1% Meadows — Flats / Apartments: 1.0% Meadows — Townhouses: 0.8%
Houses Flats / Apartments Townhouses

Property market

Bull Creek Meadows
Median house price — $1,000,000
Median unit price —
same for both
Median land price — $1,300,000
Typical days to sell (houses) — 22 days
from 15 sales

Zoning mix

Bull Creek Meadows
Rural and farming 100% 94%
Environmental 0% 3%
Residential 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

Bull Creek Meadows
New dwellings approved 657
across Mount Barker
same for both
Approvals change year on year -7%
same for both

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.

Bull Creek Meadows
Houses — 2.0%
$720/wk on $1.84M
Units —
same for both

Ranking within SA

Bull Creek Meadows
House price — Higher than 4% of SA
Income Higher than 56% of SA Higher than 81% of SA
Schools —
same for both
Walkability Higher than 42% of SA Higher than 75% of SA
Affordability — Higher than 98% of SA
EV adoption Higher than 70% of SA Higher than 75% of SA
NBN connectivity Higher than 64% of SA Higher than 93% of SA
Rental yield (houses) — Higher than 1% of SA

Liveability

Meadows is more walkable (32 vs 0).

Bull Creek Meadows
Grade — C
Score — 43/100
Socio-economic band advantaged area
decile 8/10
 advantaged area
decile 7/10

Risk profile

Bull Creek carries more crime risk (54 vs 20); Bull Creek carries more bushfire risk (83 vs 72).

Bull Creek Meadows
Bushfire High
83/100
 High
72/100
Crime Moderate
54/100
 Low
20/100
Flood —
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

Bull Creek Meadows
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 Bull Creek

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

Schools in Meadows

  • Meadows Primary School Government · Primary below peers

Amenities in the suburb

Bull Creek Meadows
Parks & reserves 1 4
Childcare 0 2
Pharmacies 0 1
Banks & Bank@Post 0 1
Fuel stations 0 2
Waterways 12 3

Mobility

Bull Creek sits further from the CBD (52.4 km vs 44.4 km).

Bull Creek Meadows
Walkability score 0/100 32/100
Distance to Adelaide 52.4 km
+15% vs other
 44.4 km
Drive time (normal traffic) 55 min 44 min
Electric vehicle share 0.8%
postcode 5157
 0.9%
postcode 5201
Rooftop solar per 100 dwellings 97
postcode 5157
 99
postcode 5201

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.

Bull Creek Meadows
Car (driver) 61.0% / 82.4%
Bull Creek — Car (driver): 61.0% Meadows — Car (driver): 82.4%
Worked from Home 31.7% / 11.5%
Bull Creek — Worked from Home: 31.7% Meadows — Worked from Home: 11.5%
Car (passenger) 7.3% / 3.4%
Bull Creek — Car (passenger): 7.3% Meadows — Car (passenger): 3.4%
Walked Only — / 1.7%
Bull Creek — Walked Only: not among its largest Meadows — Walked Only: 1.7%
Bus — / 0.5%
Bull Creek — Bus: not among its largest Meadows — Bus: 0.5%

Bars are drawn against the largest share shown (82.4%).

Setting

Bull Creek Meadows
Elevation 270 m
above sea level, at the suburb centre
 328 m
above sea level, at the suburb centre
Distance to the ocean 26.5 km 25.8 km

NBN connectivity

Bull Creek Meadows
Connectivity score 30/100 81/100
Most common technology Fixed wireless Fibre to the premises
Full-fibre (FTTP) share 0%
65 premises
 73%
796 premises

Climate

Bull Creek Meadows
Annual rainfall 466 mm 730 mm
Summer max (Jan) — 27.8°C
Winter min (Jul) — 5.7°C

Air quality (annual mean)

Bull Creek Meadows
PM2.5 —
same for both
PM10 19.5 µg/m³
same for both
NO₂ 0.34 pphm
same for both

Council rates

Bull Creek Meadows
Average residential rate $2,485/yr
same for both
Council Mount Barker
same for both

Federal electorate

Bull Creek Meadows
Division Mayo
same for both
Member Rebekha Sharkie
same for both
Party Centre Alliance
same for both

First Home Owner Grant

Bull Creek Meadows
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Bull Creek

Outer River

Meadows

Acreage Outer Quiet River

More comparisons

Other comparisons with Bull Creek

Bull Creek vs Ashbourne Bull Creek vs Paris Creek Bull Creek vs Prospect Hill Bull Creek vs McHarg Creek

Other comparisons with Meadows

Meadows vs Macclesfield Meadows vs Echunga Meadows vs Kangarilla Meadows vs Jupiter Creek Meadows vs Paris Creek Meadows vs Kuitpo
Full data on Bull Creek Full data on Meadows
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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