Buln Buln East vs Buln Buln
Buln Buln is the younger of the two, with a median age of 40 against 50 in Buln Buln East. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. On these figures, Buln Buln tends to suit families with children.
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
Too close to call
Nothing among the 6 things we measure here separates them by enough to be worth acting on.
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Too close to call
Nothing among the 1 things we measure here separates them by enough to be worth acting on.
Weighs 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
Buln Buln
ahead on 3 of the 3 things we measure here
- is more walkable (13/100 vs 0/100)
- has a shorter drive in (83 min vs 89 min)
- sits closer to the CBD (104.6 km vs 111.1 km)
Weighs distance, drive time, and walkability.
Downsizers and retirees
Buln Buln
ahead on the one thing that separates them
- is more walkable (13/100 vs 0/100)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Buln Buln East
ahead on the one thing that separates them
- is growing faster (11.0% vs 0.5%)
Weighs population growth.
Where they sit
Buln Buln East and Buln Buln 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
Buln Buln has more residents (551 vs 182); Buln Buln East skews older (50 vs 40).
| Buln Buln East | Buln Buln | |
|---|---|---|
| Population | 182 | 551 +203% vs other |
| Population trend (2016 → 2021) | +11.0% | +0.5% |
| Median age | 50 | 40 |
| Median household income | $94,224/yr | $99,632/yr +6% vs other |
| Median weekly rent | $250/wk | $258/wk +3% vs other |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (19.8%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
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.
Bars are drawn against the largest share shown (4.4%).
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (19.2%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Buln Buln East | Buln Buln | |
|---|---|---|
| Median house price | — | $614,500 |
| Median unit price | — same for both | |
| Median land price | — | $1,285,000 |
Zoning mix
Buln Buln has more rural and farming land (95% vs 83%).
| Buln Buln East | Buln Buln | |
|---|---|---|
| Rural and farming | 83% | 95% |
| Parks and recreation | 17% | 0% |
| Residential | 0% | 3% |
| 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
| Buln Buln East | Buln Buln | |
|---|---|---|
| New dwellings approved | 619 across Baw Baw same for both | |
| Approvals change year on year | +49% same for both | |
Ranking within VIC
| Buln Buln East | Buln Buln | |
|---|---|---|
| House price | — same for both | |
| Income | Higher than 64% of VIC | Higher than 72% of VIC |
| Schools | — same for both | |
| Walkability | Higher than 13% of VIC | Higher than 76% of VIC |
| Affordability | — same for both | |
| EV adoption | Higher than 57% of VIC | Higher than 58% of VIC |
| NBN connectivity | Higher than 22% of VIC | Higher than 69% of VIC |
Liveability
Buln Buln is more walkable (13 vs 0).
| Buln Buln East | Buln Buln | |
|---|---|---|
| Grade | — | C |
| Score | — | 40/100 |
| Socio-economic band | advantaged area decile 8/10 | very advantaged area decile 9/10 |
Risk profile
Buln Buln carries more flood risk (30 vs 0).
| Buln Buln East | Buln Buln | |
|---|---|---|
| Bushfire | High 99/100 same for both | |
| Crime | Moderate 55/100 | Moderate 48/100 |
| Flood | None 0/100 | Low 30/100 |
| 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
| Buln Buln East | Buln Buln | |
|---|---|---|
| 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 Buln Buln East
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Schools in Buln Buln
- Buln Buln Primary School Government · Primary below peers
Amenities in the suburb
| Buln Buln East | Buln Buln | |
|---|---|---|
| Childcare | 0 | 1 |
| Waterways | 14 | 0 |
Mobility
Buln Buln East sits further from the CBD (111.1 km vs 104.6 km).
| Buln Buln East | Buln Buln | |
|---|---|---|
| Walkability score | 0/100 | 13/100 |
| Distance to Melbourne | 111.1 km +6% vs other | 104.6 km |
| Drive time (normal traffic) | 89 min | 83 min |
| Electric vehicle share | 0.6% postcode 3821 same for both | |
| Rooftop solar per 100 dwellings | 55 postcode 3821 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 (69.5%).
Setting
| Buln Buln East | Buln Buln | |
|---|---|---|
| Elevation | 144 m above sea level, at the suburb centre | 142 m above sea level, at the suburb centre |
| Distance to the ocean | 49.3 km | 43.5 km |
NBN connectivity
| Buln Buln East | Buln Buln | |
|---|---|---|
| Connectivity score | 23/100 | 30/100 |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 56 premises | 0% 201 premises |
Climate
| Buln Buln East | Buln Buln | |
|---|---|---|
| Annual rainfall | 1,090 mm same for both | |
| Summer max (Jan) | 25.1°C same for both | |
| Winter min (Jul) | 3.7°C same for both | |
Council rates
| Buln Buln East | Buln Buln | |
|---|---|---|
| Average residential rate | $2,138/yr same for both | |
| Council | Baw Baw same for both | |
Federal electorate
| Buln Buln East | Buln Buln | |
|---|---|---|
| Division | Monash same for both | |
| Member | Mary Aldred same for both | |
| Party | Liberal same for both | |
First Home Owner Grant
| Buln Buln East | Buln Buln | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $750,000 same for both | |
| Eligibility | New same for both | |
Tags
More comparisons
Other comparisons with Buln Buln East
Other comparisons with Buln Buln
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.