Bullio vs Joadja
Joadja is the younger of the two, with a median age of 43 against 49 in Bullio. In both, the large majority of households own their home and the large majority of homes are detached houses. In Bullio, about half of households are people living alone. In Joadja, about half of households are couple families. On these figures, Bullio tends to suit people living alone and older residents, while Joadja 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
Joadja
ahead on 2 of the 6 things we measure here
- carries lower crime risk (22/100 vs 65/100)
- is already more of a family suburb (67% vs 32%)
- But Bullio has more separate houses rather than flats (100% vs 90%)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Joadja
ahead on the one thing that separates them
- leaves households under less mortgage stress (20% vs 26%)
Weighs mortgage stress.
Renters
Bullio
ahead on 2 of the 3 things we measure here
- has cheaper rent ($185/wk vs $380/wk)
- leaves renters under less rental stress (14% vs 19%)
Weighs rent, rental stress, and how much is for rent.
Commuting to the city
Joadja
ahead on 2 of the 3 things we measure here
- has a shorter drive in (113 min vs 132 min)
- sits closer to the CBD (135.1 km vs 147 km)
Weighs distance, drive time, and walkability.
Downsizers and retirees
They split
one each way, out of the 4 things we measure here
- Bullio has more residents already 65 and over (28% vs 15%)
- Joadja carries lower crime risk (22/100 vs 65/100)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Joadja
ahead on the one thing that separates them
- is growing faster (17.8% vs -3.7%)
Weighs population growth.
Where they sit
Bullio and Joadja drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Joadja rents higher ($380/wk vs $185/wk); Joadja has more residents (139 vs 79).
| Bullio | Joadja | |
|---|---|---|
| Population | 79 | 139 +76% vs other |
| Population trend (2016 → 2021) | -3.7% | +17.8% |
| Median age | 49 | 43 |
| Median household income | $71,500/yr | $106,184/yr +49% vs other |
| Median weekly rent | $185/wk | $380/wk +105% vs other |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (19.0%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
What people live in
Occupied private dwellings by structure, 2021 Census.
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (21.5%).
Property market
| Bullio | Joadja | |
|---|---|---|
| Median house price | — | $1,555,000 |
| Median unit price | — same for both | |
| Median land price | — same for both | |
Zoning mix
Joadja has more rural and farming land (25% vs 0%); Bullio has more land zoned for conservation (100% vs 75%).
| Bullio | Joadja | |
|---|---|---|
| Environmental | 100% | 75% |
| Rural and farming | 0% | 25% |
| 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
| Bullio | Joadja | |
|---|---|---|
| New dwellings approved | 335 across Wingecarribee same for both | |
| Approvals change year on year | +6% same for both | |
Ranking within NSW
| Bullio | Joadja | |
|---|---|---|
| House price | — | Higher than 74% of NSW |
| Income | Higher than 37% of NSW | Higher than 72% of NSW |
| Schools | — same for both | |
| Walkability | Higher than 29% of NSW | Higher than 13% of NSW |
| Affordability | — | Higher than 39% of NSW |
| EV adoption | Higher than 72% of NSW same for both | |
| NBN connectivity | Higher than 15% of NSW | Higher than 30% of NSW |
Liveability
| Bullio | Joadja | |
|---|---|---|
| Grade | — same for both | |
| Score | — same for both | |
| Socio-economic band | very advantaged area decile 10/10 same for both | |
Risk profile
Bullio carries more bushfire risk (89 vs 13); Bullio carries more crime risk (65 vs 22).
| Bullio | Joadja | |
|---|---|---|
| Bushfire | High 89/100 | Low 13/100 |
| Crime | Moderate 65/100 | Low 22/100 |
| 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
| Bullio | Joadja | |
|---|---|---|
| Inside the suburb | 0 same for both | |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 same for both | |
| Rated below peers | 0 same for both | |
Amenities in the suburb
| Bullio | Joadja | |
|---|---|---|
| Parks & reserves | 1 | 0 |
| Beaches | 1 | 0 |
| Waterways | 22 | 6 |
Mobility
Bullio sits further from the CBD (147 km vs 135.1 km).
| Bullio | Joadja | |
|---|---|---|
| Walkability score | 0/100 same for both | |
| Distance to Sydney | 147 km +8% vs other | 135.1 km |
| Drive time (normal traffic) | 132 min | 113 min |
| Electric vehicle share | 0.7% postcode 2575 same for both | |
| Rooftop solar per 100 dwellings | 52 postcode 2575 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.
Bars are drawn against the largest share shown (85.2%).
Setting
| Bullio | Joadja | |
|---|---|---|
| Elevation | 733 m above sea level, at the suburb centre | 748 m above sea level, at the suburb centre |
NBN connectivity
| Bullio | Joadja | |
|---|---|---|
| Connectivity score | 15/100 | 21/100 |
| Most common technology | Satellite (Sky Muster) same for both | |
| Full-fibre (FTTP) share | 0% 56 premises | 0% 66 premises |
Climate
| Bullio | Joadja | |
|---|---|---|
| Annual rainfall | 974 mm same for both | |
| Summer max (Jan) | — same for both | |
| Winter min (Jul) | — same for both | |
Council rates
| Bullio | Joadja | |
|---|---|---|
| Average residential rate | $2,072/yr same for both | |
| Council | Wingecarribee same for both | |
Federal electorate
| Bullio | Joadja | |
|---|---|---|
| Division | Whitlam same for both | |
| Member | Carol Berry same for both | |
| Party | Australian Labor Party same for both | |
First Home Owner Grant
| Bullio | Joadja | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $600,000 same for both | |
| Eligibility | New same for both | |
Tags
More comparisons
Other comparisons with Bullio
Other comparisons with Joadja
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.