Bullengarook vs Gisborne

Gisborne is the younger of the two, with a median age of 39 against 44 in Bullengarook. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Bullengarook: a median of $1.35 million, against $960,000 in Gisborne, though rent is higher in Gisborne. On these figures, Gisborne 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

Gisborne

ahead on 3 of the 6 things we measure here

  • has more childcare (11 vs 0)
  • has more parks and reserves (12 vs 2)
  • has more schools inside the suburb (4 vs 1)
  • But Bullengarook carries lower crime risk (33/100 vs 58/100)

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

First-home buyers

Gisborne

ahead on the one thing that separates them

  • has cheaper houses ($960,000 vs $1,347,500)

Weighs house prices and mortgage stress.

Renters

Bullengarook

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (13% vs 18%)
  • has cheaper rent ($300/wk vs $423/wk)

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

Commuting to the city

Gisborne

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (47 min vs 57 min)
  • sits closer to the CBD (55.2 km vs 63.8 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Gisborne

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (11% vs 1%)
  • has more GPs (5 vs 0)
  • But Bullengarook carries lower crime risk (33/100 vs 58/100)

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

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

Bullengarook Gisborne
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.

Bullengarook Gisborne
Walkability 0 / 7
Bullengarook — Walkability: 0/100 Gisborne — Walkability: 7/100
Safety 67 / 42
Bullengarook — Safety: 67/100 Gisborne — Safety: 42/100
Low fire risk 18 / 23
Bullengarook — Low fire risk: 18/100 Gisborne — Low fire risk: 23/100
Low flood risk 86 / 63
Bullengarook — Low flood risk: 86/100 Gisborne — Low flood risk: 63/100

Demographics

Gisborne has more residents (10,142 vs 714); Gisborne rents higher ($423/wk vs $300/wk).

Bullengarook Gisborne
Population 714 10,142
+1320% vs other
Population trend (2016 → 2021) +10.7% +12.7%
Median age 44 39
Median household income $119,704/yr $119,288/yr
Median weekly rent $300/wk $423/wk
+41% vs other

Age profile

Share of residents in each band, 2021 Census.

Bullengarook Gisborne
0-4 5.0% / 6.7%
Bullengarook — 0-4: 5.0% Gisborne — 0-4: 6.7%
5-14 15.5% / 16.6%
Bullengarook — 5-14: 15.5% Gisborne — 5-14: 16.6%
15-19 6.7% / 6.9%
Bullengarook — 15-19: 6.7% Gisborne — 15-19: 6.9%
20-24 5.2% / 4.2%
Bullengarook — 20-24: 5.2% Gisborne — 20-24: 4.2%
25-34 5.7% / 8.3%
Bullengarook — 25-34: 5.7% Gisborne — 25-34: 8.3%
35-44 13.0% / 15.3%
Bullengarook — 35-44: 13.0% Gisborne — 35-44: 15.3%
45-54 15.1% / 14.5%
Bullengarook — 45-54: 15.1% Gisborne — 45-54: 14.5%
55-64 16.8% / 11.9%
Bullengarook — 55-64: 16.8% Gisborne — 55-64: 11.9%
65-74 11.9% / 9.0%
Bullengarook — 65-74: 11.9% Gisborne — 65-74: 9.0%
75-84 3.9% / 5.0%
Bullengarook — 75-84: 3.9% Gisborne — 75-84: 5.0%
85+ 2.1% / 1.6%
Bullengarook — 85+: 2.1% Gisborne — 85+: 1.6%

Bars are drawn against the largest share shown (16.8%).

Who lives together

Household composition, 2021 Census.

Bullengarook 60.5% couple families
Bullengarook — Couple Families: 60.5% Bullengarook — Lone Person: 24.7% Bullengarook — One Parent Families: 11.1% Bullengarook — Group Household: 3.7% Bullengarook — Other Families: 0.0%
Gisborne 59.2% couple families
Gisborne — Couple Families: 59.2% Gisborne — Lone Person: 25.3% Gisborne — One Parent Families: 13.4% Gisborne — Group Household: 1.5% Gisborne — Other Families: 0.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bullengarook 10.0% renting
Bullengarook — Owned Outright: 38.5% Bullengarook — Mortgage: 51.6% Bullengarook — Renting: 10.0%
Gisborne 16.2% renting
Gisborne — Owned Outright: 35.2% Gisborne — Mortgage: 48.7% Gisborne — Renting: 16.2%
Owned outright Mortgage Renting

Qualifications

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

Bullengarook Gisborne
Certificate III & IV 16.1% / 14.0%
Bullengarook — Certificate III & IV: 16.1% Gisborne — Certificate III & IV: 14.0%
Bachelor Degree 9.7% / 13.5%
Bullengarook — Bachelor Degree: 9.7% Gisborne — Bachelor Degree: 13.5%
Advanced Diploma / Diploma 9.1% / 9.1%
Bullengarook — Advanced Diploma / Diploma: 9.1% Gisborne — Advanced Diploma / Diploma: 9.1%
Postgraduate Degree 4.6% / 3.8%
Bullengarook — Postgraduate Degree: 4.6% Gisborne — Postgraduate Degree: 3.8%
Graduate Diploma / Certificate 2.7% / 3.3%
Bullengarook — Graduate Diploma / Certificate: 2.7% Gisborne — Graduate Diploma / Certificate: 3.3%

Bars are drawn against the largest share shown (16.1%).

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.

Bullengarook Gisborne
England 3.6% / 3.8%
Bullengarook — England: 3.6% Gisborne — England: 3.8%
New Zealand 1.3% / 1.5%
Bullengarook — New Zealand: 1.3% Gisborne — New Zealand: 1.5%
Germany 1.1% / 0.5%
Bullengarook — Germany: 1.1% Gisborne — Germany: 0.5%
Italy 1.0% / 0.4%
Bullengarook — Italy: 1.0% Gisborne — Italy: 0.4%
South Africa 0.7% / 0.3%
Bullengarook — South Africa: 0.7% Gisborne — South Africa: 0.3%
India — / 0.6%
Bullengarook — India: not among its largest Gisborne — India: 0.6%
Scotland — / 0.5%
Bullengarook — Scotland: not among its largest Gisborne — Scotland: 0.5%

Bars are drawn against the largest share shown (3.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bullengarook 99.1% houses
Bullengarook — Houses: 99.1% Bullengarook — Townhouses: 0.0% Bullengarook — Flats / Apartments: 0.9%
Gisborne 88.6% houses
Gisborne — Houses: 88.6% Gisborne — Townhouses: 10.4% Gisborne — Flats / Apartments: 0.9%
Houses Townhouses Flats / Apartments

Property market

Bullengarook Gisborne
Median house price $1,347,500 $960,000
Median unit price — $590,000
Median land price — $710,000
Typical days to sell (houses) 55 days
from 5 sales
 46 days
from 115 sales

Zoning mix

Bullengarook has more land zoned for conservation (57% vs 26%); Gisborne has more rural and farming land (24% vs 0%).

Bullengarook Gisborne
Environmental 57% 26%
Parks and recreation 42% 34%
Rural and farming 0% 24%
Residential 0% 9%
Infrastructure and transport 1% 7%
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

Bullengarook Gisborne
New dwellings approved 331
across Macedon Ranges
same for both
Approvals change year on year +80%
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.

Bullengarook Gisborne
Houses — 3.5%
$700/wk on $1.05M
Units —
same for both

Ranking within VIC

Bullengarook Gisborne
House price — Higher than 68% of VIC
Income Higher than 91% of VIC
same for both
Schools — Higher than 61% of VIC
Walkability Higher than 6% of VIC Higher than 68% of VIC
Affordability — Higher than 67% of VIC
EV adoption Higher than 84% of VIC
same for both
NBN connectivity Higher than 33% of VIC Higher than 82% of VIC
Rental yield (houses) — Higher than 35% of VIC

Liveability

Bullengarook Gisborne
Grade B C
Score 50/100 48/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Gisborne carries more flood risk (37 vs 14); Gisborne carries more crime risk (58 vs 33).

Bullengarook Gisborne
Bushfire High
82/100
 High
77/100
Crime Low
33/100
 Moderate
58/100
Flood Low
14/100
 Low
37/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 1
within 5 km

Schools

Bullengarook Gisborne
Inside the suburb 1 4
Rated above peers 0 1
Rated at peers 0 2
Rated below peers 0 1

Schools in Bullengarook

  • Sunbury And Macedon Ranges Specialist School-Bullengarook Senior Campus Government · Combined · Special school

Schools in Gisborne

  • Gisborne Primary School Government · Primary above peers
  • St Brigid's School Catholic · Primary at peers
  • Willowbank Primary School Government · Primary at peers
  • Gisborne Secondary College Government · Secondary below peers

Amenities in the suburb

Bullengarook Gisborne
Supermarkets 0 4
Cafes & restaurants 0 3
Parks & reserves 2 12
Childcare 0 11
GPs 0 5
Pharmacies 0 3
Police stations 0 1
Banks & Bank@Post 0 4
Fuel stations 0 2
Waterways 1 10

Mobility

Bullengarook sits further from the CBD (63.8 km vs 55.2 km).

Bullengarook Gisborne
Walkability score 0/100 7/100
Distance to Melbourne 63.8 km
+13% vs other
 55.2 km
Drive time (normal traffic) 57 min 47 min
Electric vehicle share 1.3%
postcode 3437
same for both
Rooftop solar per 100 dwellings 51
postcode 3437
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.

Bullengarook Gisborne
Car (driver) 64.2% / 62.8%
Bullengarook — Car (driver): 64.2% Gisborne — Car (driver): 62.8%
Worked from Home 30.2% / 29.7%
Bullengarook — Worked from Home: 30.2% Gisborne — Worked from Home: 29.7%
Car (passenger) 2.4% / 4.2%
Bullengarook — Car (passenger): 2.4% Gisborne — Car (passenger): 4.2%
Walked Only 3.1% / 1.7%
Bullengarook — Walked Only: 3.1% Gisborne — Walked Only: 1.7%
Train — / 1.3%
Bullengarook — Train: not among its largest Gisborne — Train: 1.3%

Bars are drawn against the largest share shown (64.2%).

Setting

Bullengarook Gisborne
Elevation 523 m
above sea level, at the suburb centre
 478 m
above sea level, at the suburb centre

NBN connectivity

Bullengarook Gisborne
Connectivity score 28/100 73/100
Most common technology Fixed wireless Fibre to the premises
Full-fibre (FTTP) share 0%
211 premises
 54%
4,834 premises

Climate

Bullengarook Gisborne
Annual rainfall 778 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Bullengarook Gisborne
PM2.5 4.4 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Bullengarook Gisborne
Average residential rate $2,065/yr
same for both
Council Macedon Ranges
same for both

Federal electorate

Bullengarook Gisborne
Division Mcewen
same for both
Member Rob Mitchell
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Bullengarook Gisborne
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Bullengarook

Premium Rural

Gisborne

Acreage Family Outer

More comparisons

Other comparisons with Bullengarook

Bullengarook vs Woodend Bullengarook vs Macedon Bullengarook vs Coimadai Bullengarook vs Ashbourne

Other comparisons with Gisborne

Gisborne vs Sunbury Gisborne vs Riddells Creek Gisborne vs New Gisborne Gisborne vs Macedon Gisborne vs Gisborne South Gisborne vs Toolern Vale
Full data on Bullengarook Full data on Gisborne
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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or