Bulleen vs Doncaster

Doncaster is the younger of the two, with a median age of 40 against 45 in Bulleen. In both, most households own their home. In Bulleen, the large majority of homes are detached houses and about half of households are couple families. Houses cost more in Doncaster: a median of $1.5 million, against $1.33 million in Bulleen. Bulleen is closer to the city centre: 14.7 km, against 17.7 km.

Bulleen is a smaller, quieter suburb with a median household income of $94,328—notably higher than Doncaster's $82,784—and sits closer to the CBD at 14.7 km. However, Doncaster offers better walkability (92 versus 85) and a higher liveability score of 82, plus significantly lower flood risk at 35 compared to Bulleen's 84. Crime risk is considerably lower in Bulleen at 48 versus Doncaster's 76. House prices favour Bulleen at $1,318,000 against $1,500,000, though units are pricier in Bulleen; rental yields on units are stronger in Doncaster at 6.2 percent. Choose Bulleen if you value higher incomes, lower crime, and proximity to the city; Doncaster suits those prioritising walkability and flood safety.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

Doncaster

ahead on 3 of the 6 things we measure here

  • has more schools rated above their peers (3 vs 1)
  • has more parks and reserves (36 vs 27)
  • has more childcare (14 vs 11)
  • But Bulleen has more separate houses rather than flats (80% vs 53%)

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

First-home buyers

Bulleen

ahead on 2 of the 4 things we measure here

  • has cheaper land ($726,000 vs $1,702,500)
  • has cheaper houses ($1,327,500 vs $1,500,000)
  • But Doncaster has cheaper units ($551,125 vs $665,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Doncaster

ahead on the one thing that separates them

  • has a bigger rental market to choose from (32% vs 21%)

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

Commuting to the city

Bulleen

ahead on the one thing that separates them

  • sits closer to the CBD (14.7 km vs 17.7 km)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Doncaster

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (47% vs 20%)
  • has more GPs (7 vs 4)
  • But Bulleen carries lower crime risk (57/100 vs 76/100)

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

Investors

Doncaster

ahead on 2 of the 3 things we measure here

  • is growing faster (19.5% vs 3.2%)
  • returns a higher gross yield on units (6.3% vs 4.3%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Bulleen Doncaster
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.

Bulleen Doncaster
Walkability 85 / 92
Bulleen — Walkability: 85/100 Doncaster — Walkability: 92/100
Safety 43 / 24
Bulleen — Safety: 43/100 Doncaster — Safety: 24/100
Low fire risk 100 / 100
Bulleen — Low fire risk: 100/100 Doncaster — Low fire risk: 100/100
Low flood risk 15 / 65
Bulleen — Low flood risk: 15/100 Doncaster — Low flood risk: 65/100

Demographics

Doncaster has more residents (25,020 vs 11,219); Bulleen has higher household incomes ($94,328 vs $82,784).

Bulleen Doncaster
Population 11,219 25,020
+123% vs other
Population trend (2016 → 2021) +3.2% +19.5%
Median age 45 40
Median household income $94,328/yr
+12% vs other
 $82,784/yr
Median weekly rent $459/wk
+2% vs other
 $450/wk

Age profile

Share of residents in each band, 2021 Census.

Bulleen Doncaster
0-4 4.4% / 4.6%
Bulleen — 0-4: 4.4% Doncaster — 0-4: 4.6%
5-14 10.1% / 9.4%
Bulleen — 5-14: 10.1% Doncaster — 5-14: 9.4%
15-19 5.5% / 4.9%
Bulleen — 15-19: 5.5% Doncaster — 15-19: 4.9%
20-24 5.9% / 6.5%
Bulleen — 20-24: 5.9% Doncaster — 20-24: 6.5%
25-34 11.1% / 15.5%
Bulleen — 25-34: 11.1% Doncaster — 25-34: 15.5%
35-44 12.0% / 13.9%
Bulleen — 35-44: 12.0% Doncaster — 35-44: 13.9%
45-54 13.8% / 11.8%
Bulleen — 45-54: 13.8% Doncaster — 45-54: 11.8%
55-64 13.0% / 11.4%
Bulleen — 55-64: 13.0% Doncaster — 55-64: 11.4%
65-74 9.9% / 9.8%
Bulleen — 65-74: 9.9% Doncaster — 65-74: 9.8%
75-84 9.6% / 8.3%
Bulleen — 75-84: 9.6% Doncaster — 75-84: 8.3%
85+ 4.6% / 4.0%
Bulleen — 85+: 4.6% Doncaster — 85+: 4.0%

Bars are drawn against the largest share shown (15.5%).

Who lives together

Household composition, 2021 Census.

Bulleen 48.6% couple families
Bulleen — Couple Families: 48.6% Bulleen — Lone Person: 30.6% Bulleen — One Parent Families: 15.8% Bulleen — Group Household: 3.5% Bulleen — Other Families: 1.6%
Doncaster 41.2% couple families
Doncaster — Couple Families: 41.2% Doncaster — Lone Person: 36.3% Doncaster — One Parent Families: 15.6% Doncaster — Group Household: 4.6% Doncaster — Other Families: 2.2%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bulleen 20.6% renting
Bulleen — Owned Outright: 50.0% Bulleen — Mortgage: 29.5% Bulleen — Renting: 20.6%
Doncaster 32.1% renting
Doncaster — Owned Outright: 39.5% Doncaster — Mortgage: 28.5% Doncaster — Renting: 32.1%
Owned outright Mortgage Renting

Qualifications

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

Bulleen Doncaster
Bachelor Degree 19.8% / 22.3%
Bulleen — Bachelor Degree: 19.8% Doncaster — Bachelor Degree: 22.3%
Postgraduate Degree 7.3% / 10.4%
Bulleen — Postgraduate Degree: 7.3% Doncaster — Postgraduate Degree: 10.4%
Advanced Diploma / Diploma 8.2% / 8.8%
Bulleen — Advanced Diploma / Diploma: 8.2% Doncaster — Advanced Diploma / Diploma: 8.8%
Certificate III & IV 8.5% / 6.4%
Bulleen — Certificate III & IV: 8.5% Doncaster — Certificate III & IV: 6.4%
Graduate Diploma / Certificate 2.4% / 2.4%
Bulleen — Graduate Diploma / Certificate: 2.4% Doncaster — Graduate Diploma / Certificate: 2.4%

Bars are drawn against the largest share shown (22.3%).

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.

Bulleen Doncaster
China 7.6% / 17.1%
Bulleen — China: 7.6% Doncaster — China: 17.1%
Italy 6.2% / 2.1%
Bulleen — Italy: 6.2% Doncaster — Italy: 2.1%
Malaysia 2.4% / 5.5%
Bulleen — Malaysia: 2.4% Doncaster — Malaysia: 5.5%
Greece 4.0% / 3.0%
Bulleen — Greece: 4.0% Doncaster — Greece: 3.0%
Iran 1.6% / 3.2%
Bulleen — Iran: 1.6% Doncaster — Iran: 3.2%
India 1.6% / 2.3%
Bulleen — India: 1.6% Doncaster — India: 2.3%
Vietnam 1.9% / 1.1%
Bulleen — Vietnam: 1.9% Doncaster — Vietnam: 1.1%

Bars are drawn against the largest share shown (17.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bulleen 79.6% houses
Bulleen — Houses: 79.6% Bulleen — Flats / Apartments: 8.3% Bulleen — Townhouses: 12.1%
Doncaster 53.1% houses
Doncaster — Houses: 53.1% Doncaster — Flats / Apartments: 27.4% Doncaster — Townhouses: 19.6%
Houses Flats / Apartments Townhouses

Property market

Bulleen Doncaster
Median house price $1,327,500 $1,500,000
Median unit price $665,000 $551,125
Median land price $726,000 $1,702,500
Typical days to sell (houses) 24 days
from 102 sales
 25 days
from 206 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Bulleen Doncaster
2 bed $590K / $550K
Bulleen — 2 bed: $590K (25 sales) Doncaster — 2 bed: $550K (184 sales)

25 vs 184 sales

3 bed $900K / $820K
Bulleen — 3 bed: $900K (16 sales) Doncaster — 3 bed: $820K (51 sales)

16 vs 51 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.

Bulleen Doncaster
3 bed $1.2M / $1.38M
Bulleen — 3 bed: $1.2M (57 sales) Doncaster — 3 bed: $1.38M (90 sales)

57 vs 90 sales

4 bed $1.38M / $1.5M
Bulleen — 4 bed: $1.38M (71 sales) Doncaster — 4 bed: $1.5M (162 sales)

71 vs 162 sales

5 bed $1.65M / $1.81M
Bulleen — 5 bed: $1.65M (22 sales) Doncaster — 5 bed: $1.81M (56 sales)

22 vs 56 sales

Zoning mix

Bulleen Doncaster
Residential 56% 75%
Parks and recreation 23% 8%
Infrastructure and transport 10% 9%
Other and special use 9% 0%
Commercial 1% 8%
Industrial 2% 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

Bulleen Doncaster
New dwellings approved 486
across Manningham
same for both
Approvals change year on year -2%
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.

Bulleen Doncaster
Houses 3.2%
$800/wk on $1.3M
 3.2%
$900/wk on $1.45M
Units 4.3%
$595/wk on $722K
 6.3%
$695/wk on $575K

Ranking within VIC

Bulleen Doncaster
House price Higher than 83% of VIC Higher than 89% of VIC
Income Higher than 65% of VIC Higher than 50% of VIC
Schools Higher than 70% of VIC Higher than 96% of VIC
Walkability Higher than 95% of VIC Higher than 97% of VIC
Affordability Higher than 15% of VIC Higher than 4% of VIC
EV adoption Higher than 93% of VIC Higher than 100% of VIC
NBN connectivity Higher than 85% of VIC Higher than 90% of VIC
Rental yield (houses) Higher than 23% of VIC Higher than 24% of VIC
Rental yield (units) Higher than 19% of VIC Higher than 95% of VIC

Liveability

Doncaster scores higher overall (81 vs 68).

Bulleen Doncaster
Grade B A
Score 68/100 81/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Bulleen carries more flood risk (85 vs 35); Doncaster carries more crime risk (76 vs 57).

Bulleen Doncaster
Bushfire None
0/100
same for both
Crime Moderate
57/100
 High
76/100
Flood High
85/100
 Low
35/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Bulleen Doncaster
Inside the suburb 3 4
Rated above peers 1 3
Rated at peers 0 1
Rated below peers 1 0
Universities within 10 km 3
Hawthorn Campus John Street Hawthorn Swinburne University, 7.9 km
 2
Deakin University, Melbourne Burwood Campus, 7.3 km
Full-time students aged 15–24 3.7%
same for both

Schools in Bulleen

  • St Clement of Rome School Catholic · Primary above peers
  • Marcellin College Catholic · Secondary below peers
  • Bulleen Heights School Government · Combined · Special school

Schools in Doncaster

  • Birralee Primary School Government · Primary above peers
  • Doncaster Secondary College Government · Secondary above peers
  • St Gregory the Great School Catholic · Primary above peers
  • Doncaster Primary School Government · Primary at peers

Amenities in the suburb

Bulleen Doncaster
Supermarkets 2 4
Cafes & restaurants 8 27
Parks & reserves 27 36
Childcare 11 14
GPs 4 7
Pharmacies 2 3
Banks & Bank@Post 2 7
Fuel stations 2 1
Waterways 4 9

Mobility

Doncaster sits further from the CBD (17.7 km vs 14.7 km).

Bulleen Doncaster
Walkability score 85/100 92/100
Distance to Melbourne 14.7 km 17.7 km
+20% vs other
Drive time (normal traffic) 22 min 24 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 308.2
7-9am + 5-7pm
 782.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.9%
postcode 3105
 3.4%
postcode 3108
Rooftop solar per 100 dwellings 23
postcode 3105
 19
postcode 3108

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.

Bulleen Doncaster
Car (driver) 55.6% / 51.8%
Bulleen — Car (driver): 55.6% Doncaster — Car (driver): 51.8%
Worked from Home 35.0% / 35.8%
Bulleen — Worked from Home: 35.0% Doncaster — Worked from Home: 35.8%
Bus 3.9% / 4.8%
Bulleen — Bus: 3.9% Doncaster — Bus: 4.8%
Car (passenger) 3.5% / 4.1%
Bulleen — Car (passenger): 3.5% Doncaster — Car (passenger): 4.1%
Walked Only 1.1% / 2.1%
Bulleen — Walked Only: 1.1% Doncaster — Walked Only: 2.1%

Bars are drawn against the largest share shown (55.6%).

Setting

Bulleen Doncaster
Elevation 62 m
above sea level, at the suburb centre
 115 m
above sea level, at the suburb centre
Distance to the ocean 14.5 km 16.0 km

NBN connectivity

Bulleen Doncaster
Connectivity score 76/100 80/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 4%
5,131 premises
 24%
13,123 premises

Climate

Bulleen Doncaster
Annual rainfall 534 mm 777 mm
Summer max (Jan) 26.7°C 26.9°C
Winter min (Jul) 6.5°C 6.3°C

Air quality (annual mean)

Bulleen Doncaster
PM2.5 7.3 µg/m³ 4.3 µg/m³
PM10 17.8 µg/m³ —
NO₂ 0.82 pphm —

Council rates

Bulleen Doncaster
Average residential rate $2,000/yr
same for both
Council Manningham
same for both

Federal electorate

Bulleen Doncaster
Division Menzies
same for both
Member Gabriel Ng
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Bulleen Doncaster
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Bulleen

Middle-Ring Multicultural Parks Premium Quiet

Doncaster

Middle-Ring Multicultural Parks Premium Professionals

More comparisons

Other comparisons with Bulleen

Bulleen vs Balwyn North Bulleen vs Templestowe Lower Bulleen vs Heidelberg Bulleen vs Viewbank Bulleen vs Eaglemont Bulleen vs Ivanhoe East

Other comparisons with Doncaster

Doncaster vs Doncaster East Doncaster vs Balwyn North Doncaster vs Templestowe Doncaster vs Templestowe Lower Doncaster vs Box Hill North Doncaster vs Blackburn North
Full data on Bulleen Full data on Doncaster
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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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