Bulleen vs Templestowe Lower

Comparing Bulleen and Templestowe Lower, VIC: Bulleen carries more crime risk (57 vs 37); Templestowe Lower has more residents (14,098 vs 11,219); and Templestowe Lower scores higher overall (79 vs 68).

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

Templestowe Lower

ahead on 2 of the 6 things we measure here

  • has more schools rated above their peers (2 vs 1)
  • carries lower crime risk (37/100 vs 57/100)
  • But Bulleen has more parks and reserves (27 vs 23)

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 $1,051,000)
  • has cheaper units ($665,000 vs $839,000)

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

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Templestowe Lower

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (37/100 vs 57/100)
  • has more GPs (6 vs 4)

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

Investors

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs house yield, unit yield, and population growth.

Where they sit

Bulleen and Templestowe Lower 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 Templestowe Lower
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 Templestowe Lower
Walkability 85 / 80
Bulleen — Walkability: 85/100 Templestowe Lower — Walkability: 80/100
Safety 43 / 63
Bulleen — Safety: 43/100 Templestowe Lower — Safety: 63/100
Low fire risk 100 / 100
Bulleen — Low fire risk: 100/100 Templestowe Lower — Low fire risk: 100/100
Low flood risk 15 / 38
Bulleen — Low flood risk: 15/100 Templestowe Lower — Low flood risk: 38/100

Demographics

Templestowe Lower has more residents (14,098 vs 11,219).

Bulleen Templestowe Lower
Population 11,219 14,098
+26% vs other
Population trend (2016 → 2021) +3.2% +5.0%
Median age 45
same for both
Median household income $94,328/yr $99,840/yr
+6% vs other
Median weekly rent $459/wk $475/wk
+3% vs other

Age profile

Share of residents in each band, 2021 Census.

Bulleen Templestowe Lower
0-4 4.4% / 4.9%
Bulleen — 0-4: 4.4% Templestowe Lower — 0-4: 4.9%
5-14 10.1% / 11.8%
Bulleen — 5-14: 10.1% Templestowe Lower — 5-14: 11.8%
15-19 5.5% / 5.9%
Bulleen — 15-19: 5.5% Templestowe Lower — 15-19: 5.9%
20-24 5.9% / 4.8%
Bulleen — 20-24: 5.9% Templestowe Lower — 20-24: 4.8%
25-34 11.1% / 9.6%
Bulleen — 25-34: 11.1% Templestowe Lower — 25-34: 9.6%
35-44 12.0% / 12.7%
Bulleen — 35-44: 12.0% Templestowe Lower — 35-44: 12.7%
45-54 13.8% / 14.4%
Bulleen — 45-54: 13.8% Templestowe Lower — 45-54: 14.4%
55-64 13.0% / 11.5%
Bulleen — 55-64: 13.0% Templestowe Lower — 55-64: 11.5%
65-74 9.9% / 9.9%
Bulleen — 65-74: 9.9% Templestowe Lower — 65-74: 9.9%
75-84 9.6% / 10.0%
Bulleen — 75-84: 9.6% Templestowe Lower — 75-84: 10.0%
85+ 4.6% / 4.4%
Bulleen — 85+: 4.6% Templestowe Lower — 85+: 4.4%

Bars are drawn against the largest share shown (14.4%).

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%
Templestowe Lower 53.7% couple families
Templestowe Lower — Couple Families: 53.7% Templestowe Lower — Lone Person: 26.3% Templestowe Lower — One Parent Families: 16.2% Templestowe Lower — Group Household: 2.4% Templestowe Lower — Other Families: 1.4%
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%
Templestowe Lower 18.0% renting
Templestowe Lower — Owned Outright: 48.6% Templestowe Lower — Mortgage: 33.4% Templestowe Lower — Renting: 18.0%
Owned outright Mortgage Renting

Qualifications

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

Bulleen Templestowe Lower
Bachelor Degree 19.8% / 20.1%
Bulleen — Bachelor Degree: 19.8% Templestowe Lower — Bachelor Degree: 20.1%
Advanced Diploma / Diploma 8.2% / 8.7%
Bulleen — Advanced Diploma / Diploma: 8.2% Templestowe Lower — Advanced Diploma / Diploma: 8.7%
Certificate III & IV 8.5% / 7.5%
Bulleen — Certificate III & IV: 8.5% Templestowe Lower — Certificate III & IV: 7.5%
Postgraduate Degree 7.3% / 7.8%
Bulleen — Postgraduate Degree: 7.3% Templestowe Lower — Postgraduate Degree: 7.8%
Graduate Diploma / Certificate 2.4% / 2.8%
Bulleen — Graduate Diploma / Certificate: 2.4% Templestowe Lower — Graduate Diploma / Certificate: 2.8%

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

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 Templestowe Lower
China 7.6% / 8.4%
Bulleen — China: 7.6% Templestowe Lower — China: 8.4%
Italy 6.2% / 2.7%
Bulleen — Italy: 6.2% Templestowe Lower — Italy: 2.7%
Greece 4.0% / 3.7%
Bulleen — Greece: 4.0% Templestowe Lower — Greece: 3.7%
Malaysia 2.4% / 3.1%
Bulleen — Malaysia: 2.4% Templestowe Lower — Malaysia: 3.1%
Iran 1.6% / 2.4%
Bulleen — Iran: 1.6% Templestowe Lower — Iran: 2.4%
Vietnam 1.9% / —
Bulleen — Vietnam: 1.9% Templestowe Lower — Vietnam: not among its largest

Bars are drawn against the largest share shown (8.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bulleen 79.6% houses
Bulleen — Houses: 79.6% Bulleen — Townhouses: 12.1% Bulleen — Flats / Apartments: 8.3%
Templestowe Lower 80.7% houses
Templestowe Lower — Houses: 80.7% Templestowe Lower — Townhouses: 18.1% Templestowe Lower — Flats / Apartments: 1.2%
Houses Townhouses Flats / Apartments

Property market

Bulleen Templestowe Lower
Median house price $1,327,500 $1,344,000
Median unit price $665,000 $839,000
Median land price $726,000 $1,051,000
Typical days to sell (houses) 24 days
from 102 sales
 26 days
from 173 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 Templestowe Lower
2 bed $590K / $648K
Bulleen — 2 bed: $590K (25 sales) Templestowe Lower — 2 bed: $648K (9 sales)

25 vs 9 sales

3 bed $900K / $906K
Bulleen — 3 bed: $900K (16 sales) Templestowe Lower — 3 bed: $906K (20 sales)

16 vs 20 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 Templestowe Lower
3 bed $1.2M / $1.24M
Bulleen — 3 bed: $1.2M (57 sales) Templestowe Lower — 3 bed: $1.24M (83 sales)

57 vs 83 sales

4 bed $1.38M / $1.36M
Bulleen — 4 bed: $1.38M (71 sales) Templestowe Lower — 4 bed: $1.36M (127 sales)

71 vs 127 sales

5 bed $1.65M / $1.48M
Bulleen — 5 bed: $1.65M (22 sales) Templestowe Lower — 5 bed: $1.48M (34 sales)

22 vs 34 sales

Zoning mix

Bulleen Templestowe Lower
Residential 56% 77%
Parks and recreation 23% 14%
Infrastructure and transport 10% 8%
Other and special use 9% 0%
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 Templestowe Lower
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 Templestowe Lower
Houses 3.2%
$800/wk on $1.3M
 3.2%
$820/wk on $1.35M
Units 4.3%
$595/wk on $722K
 4.2%
$638/wk on $790K

Ranking within VIC

Bulleen Templestowe Lower
House price Higher than 83% of VIC
same for both
Income Higher than 65% of VIC Higher than 72% of VIC
Schools Higher than 70% of VIC Higher than 80% of VIC
Walkability Higher than 95% of VIC Higher than 93% of VIC
Affordability Higher than 15% of VIC Higher than 17% of VIC
EV adoption Higher than 93% of VIC Higher than 94% of VIC
NBN connectivity Higher than 85% of VIC
same for both
Rental yield (houses) Higher than 23% of VIC Higher than 20% of VIC
Rental yield (units) Higher than 19% of VIC Higher than 16% of VIC

Liveability

Templestowe Lower scores higher overall (79 vs 68).

Bulleen Templestowe Lower
Grade B A
Score 68/100 79/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Bulleen carries more crime risk (57 vs 37); Bulleen carries more flood risk (85 vs 62).

Bulleen Templestowe Lower
Bushfire None
0/100
same for both
Crime Moderate
57/100
 Low
37/100
Flood High
85/100
 Moderate
62/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 1
within 5 km

Schools

Bulleen Templestowe Lower
Inside the suburb 3 5
Rated above peers 1 2
Rated at peers 0 1
Rated below peers 1
same for both
Universities within 10 km 3
Hawthorn Campus John Street Hawthorn Swinburne University, 7.9 km
 3
Melbourne (Bundoora) Campus, 8.6 km
Full-time students aged 15–24 3.7% 2.9%

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 Templestowe Lower

  • Templestowe Heights Primary School Government · Primary above peers
  • Templestowe Valley Primary School Government · Primary above peers
  • Templestowe College Government · Secondary at peers
  • St Kevin's School Catholic · Primary below peers
  • Bulleen Heights School-Manningham Road Campus Government · Secondary · Special school

Amenities in the suburb

Bulleen Templestowe Lower
Supermarkets 2 6
Cafes & restaurants 8 9
Parks & reserves 27 23
Childcare 11 13
GPs 4 6
Pharmacies 2
same for both
Banks & Bank@Post 2 0
Fuel stations 2
same for both
Waterways 4 5

Mobility

Bulleen Templestowe Lower
Walkability score 85/100 80/100
Distance to Melbourne 14.7 km 16.3 km
+11% vs other
Drive time (normal traffic) 22 min 23 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 308.2
7-9am + 5-7pm
 304.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.9%
postcode 3105
 2.0%
postcode 3107
Rooftop solar per 100 dwellings 23
postcode 3105
 25
postcode 3107

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 Templestowe Lower
Car (driver) 55.6% / 52.7%
Bulleen — Car (driver): 55.6% Templestowe Lower — Car (driver): 52.7%
Worked from Home 35.0% / 38.4%
Bulleen — Worked from Home: 35.0% Templestowe Lower — Worked from Home: 38.4%
Car (passenger) 3.5% / 4.1%
Bulleen — Car (passenger): 3.5% Templestowe Lower — Car (passenger): 4.1%
Bus 3.9% / 3.5%
Bulleen — Bus: 3.9% Templestowe Lower — Bus: 3.5%
Walked Only 1.1% / 0.7%
Bulleen — Walked Only: 1.1% Templestowe Lower — Walked Only: 0.7%

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

Setting

Bulleen Templestowe Lower
Elevation 62 m
above sea level, at the suburb centre
 45 m
above sea level, at the suburb centre
Distance to the ocean 14.5 km 16.5 km

NBN connectivity

Bulleen Templestowe Lower
Connectivity score 76/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 4%
5,131 premises
 3%
5,999 premises

Climate

Bulleen Templestowe Lower
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 Templestowe Lower
PM2.5 7.3 µg/m³ 3.9 µg/m³
PM10 17.8 µg/m³ —
NO₂ 0.82 pphm —

Council rates

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

Federal electorate

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

First Home Owner Grant

Bulleen Templestowe Lower
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

Templestowe Lower

Middle-Ring Multicultural Parks Premium Professionals

More comparisons

Other comparisons with Bulleen

Bulleen vs Doncaster Bulleen vs Balwyn North Bulleen vs Heidelberg Bulleen vs Viewbank Bulleen vs Eaglemont Bulleen vs Ivanhoe East

Other comparisons with Templestowe Lower

Templestowe Lower vs Doncaster Templestowe Lower vs Templestowe Templestowe Lower vs Viewbank Templestowe Lower vs Lower Plenty
Full data on Bulleen Full data on Templestowe Lower
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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