Buln Buln East vs Neerim South

Neerim South is the younger of the two, with a median age of 47 against 50 in Buln Buln East. In both, the large majority of households own their home and the large majority of homes are detached houses. In Buln Buln East, most households are couple families. In Neerim South, about half of households are couple families. On these figures, Buln Buln East tends to suit couples, while Neerim South suits people living alone and older residents.

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

They split

one each way, out of the 6 things we measure here

  • Buln Buln East is already more of a family suburb (74% vs 60%)
  • Neerim South has more schools inside the suburb (2 vs 0)

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

Buln Buln East

ahead on the one thing that separates them

  • leaves renters under less rental stress (14% vs 19%)

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

Commuting to the city

Buln Buln East

ahead on the one thing that separates them

  • sits closer to the CBD (111.1 km vs 113.4 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Neerim South

ahead on the one thing that separates them

  • has more residents already 65 and over (26% vs 18%)

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

Investors

Neerim South

ahead on the one thing that separates them

  • is growing faster (22.5% vs 11.0%)

Weighs population growth.

Where they sit

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

Buln Buln East Neerim South
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.

Buln Buln East Neerim South
Walkability 0 / 4
Buln Buln East — Walkability: 0/100 Neerim South — Walkability: 4/100
Safety 45 / 52
Buln Buln East — Safety: 45/100 Neerim South — Safety: 52/100
Low fire risk 1 / 3
Buln Buln East — Low fire risk: 1/100 Neerim South — Low fire risk: 3/100
Low flood risk 100 / 77
Buln Buln East — Low flood risk: 100/100 Neerim South — Low flood risk: 77/100

Demographics

Neerim South has more residents (1,599 vs 182); Buln Buln East has higher household incomes ($94,224 vs $70,668).

Buln Buln East Neerim South
Population 182 1,599
+779% vs other
Population trend (2016 → 2021) +11.0% +22.5%
Median age 50 47
Median household income $94,224/yr
+25% vs other
 $70,668/yr
Median weekly rent $250/wk $260/wk
+4% vs other

Age profile

Share of residents in each band, 2021 Census.

Buln Buln East Neerim South
0-4 7.7% / 5.2%
Buln Buln East — 0-4: 7.7% Neerim South — 0-4: 5.2%
5-14 8.8% / 12.8%
Buln Buln East — 5-14: 8.8% Neerim South — 5-14: 12.8%
15-19 3.8% / 5.3%
Buln Buln East — 15-19: 3.8% Neerim South — 15-19: 5.3%
20-24 6.6% / 4.5%
Buln Buln East — 20-24: 6.6% Neerim South — 20-24: 4.5%
25-34 10.4% / 10.2%
Buln Buln East — 25-34: 10.4% Neerim South — 25-34: 10.2%
35-44 8.8% / 9.7%
Buln Buln East — 35-44: 8.8% Neerim South — 35-44: 9.7%
45-54 14.3% / 10.8%
Buln Buln East — 45-54: 14.3% Neerim South — 45-54: 10.8%
55-64 19.8% / 15.0%
Buln Buln East — 55-64: 19.8% Neerim South — 55-64: 15.0%
65-74 9.3% / 14.9%
Buln Buln East — 65-74: 9.3% Neerim South — 65-74: 14.9%
75-84 8.2% / 8.1%
Buln Buln East — 75-84: 8.2% Neerim South — 75-84: 8.1%
85+ — / 3.3%
Buln Buln East — 85+: not among its largest Neerim South — 85+: 3.3%

Bars are drawn against the largest share shown (19.8%).

Who lives together

Household composition, 2021 Census.

Buln Buln East 58.8% couple families
Buln Buln East — Couple Families: 58.8% Buln Buln East — Lone Person: 26.5% Buln Buln East — One Parent Families: 14.7% Buln Buln East — Group Household: 0.0% Buln Buln East — Other Families: 0.0%
Neerim South 47.4% couple families
Neerim South — Couple Families: 47.4% Neerim South — Lone Person: 36.4% Neerim South — One Parent Families: 12.1% Neerim South — Group Household: 3.0% Neerim South — Other Families: 1.1%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Buln Buln East 6.1% renting
Buln Buln East — Owned Outright: 62.1% Buln Buln East — Mortgage: 31.8% Buln Buln East — Renting: 6.1%
Neerim South 11.9% renting
Neerim South — Owned Outright: 48.5% Neerim South — Mortgage: 39.6% Neerim South — Renting: 11.9%
Owned outright Mortgage Renting

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.

Buln Buln East Neerim South
New Zealand 4.4% / 0.9%
Buln Buln East — New Zealand: 4.4% Neerim South — New Zealand: 0.9%
England 1.6% / 3.7%
Buln Buln East — England: 1.6% Neerim South — England: 3.7%
Germany — / 0.9%
Buln Buln East — Germany: not among its largest Neerim South — Germany: 0.9%
Scotland — / 0.7%
Buln Buln East — Scotland: not among its largest Neerim South — Scotland: 0.7%
Netherlands — / 0.5%
Buln Buln East — Netherlands: not among its largest Neerim South — Netherlands: 0.5%

Bars are drawn against the largest share shown (4.4%).

Qualifications

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

Buln Buln East Neerim South
Certificate III & IV 19.2% / 18.8%
Buln Buln East — Certificate III & IV: 19.2% Neerim South — Certificate III & IV: 18.8%
Bachelor Degree 13.2% / 8.6%
Buln Buln East — Bachelor Degree: 13.2% Neerim South — Bachelor Degree: 8.6%
Advanced Diploma / Diploma 9.9% / 9.4%
Buln Buln East — Advanced Diploma / Diploma: 9.9% Neerim South — Advanced Diploma / Diploma: 9.4%
Postgraduate Degree 3.8% / 1.9%
Buln Buln East — Postgraduate Degree: 3.8% Neerim South — Postgraduate Degree: 1.9%
Graduate Diploma / Certificate 2.7% / 2.2%
Buln Buln East — Graduate Diploma / Certificate: 2.7% Neerim South — Graduate Diploma / Certificate: 2.2%

Bars are drawn against the largest share shown (19.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Buln Buln East 100.0% houses
Buln Buln East — Houses: 100.0% Buln Buln East — Flats / Apartments: 0.0% Buln Buln East — Townhouses: 0.0%
Neerim South 95.9% houses
Neerim South — Houses: 95.9% Neerim South — Flats / Apartments: 2.3% Neerim South — Townhouses: 1.8%
Houses Flats / Apartments Townhouses

Property market

Buln Buln East Neerim South
Median house price — $657,500
Median unit price — $405,000
Median land price — $457,500
Typical days to sell (houses) — 78 days
from 20 sales

Zoning mix

Buln Buln East has more rural and farming land (83% vs 62%).

Buln Buln East Neerim South
Rural and farming 83% 62%
Parks and recreation 17% 30%
Residential 0% 5%
Infrastructure and transport 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 Neerim South
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 Neerim South
House price — Higher than 35% of VIC
Income Higher than 64% of VIC Higher than 33% of VIC
Schools —
same for both
Walkability Higher than 13% of VIC Higher than 66% of VIC
Affordability — Higher than 49% of VIC
EV adoption Higher than 57% of VIC Higher than 58% of VIC
NBN connectivity Higher than 22% of VIC Higher than 65% of VIC

Liveability

Buln Buln East Neerim South
Grade — D
Score — 29/100
Socio-economic band advantaged area
decile 8/10
 mid-range socio-economic
decile 5/10

Risk profile

Neerim South carries more flood risk (23 vs 0).

Buln Buln East Neerim South
Bushfire High
99/100
 High
97/100
Crime Moderate
55/100
 Moderate
48/100
Flood None
0/100
 Low
23/100
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 Neerim South
Inside the suburb 0 2
Rated above peers 0 1
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 Neerim South

  • Neerim South Primary School Government · Primary above peers
  • Neerim District Secondary College Government · Secondary below peers

Amenities in the suburb

Buln Buln East Neerim South
Supermarkets 0 1
Cafes & restaurants 0 1
Parks & reserves 0 1
Childcare 0 2
GPs 0 1
Pharmacies 0 1
Hospitals 0 1
Police stations 0 1
Banks & Bank@Post 0 2
Fuel stations 0 1
Waterways 14 178

Mobility

Neerim South sits further from the CBD (113.4 km vs 111.1 km).

Buln Buln East Neerim South
Walkability score 0/100 4/100
Distance to Melbourne 111.1 km 113.4 km
+2% vs other
Drive time (normal traffic) 89 min 91 min
Electric vehicle share 0.6%
postcode 3821
 0.6%
postcode 3831
Rooftop solar per 100 dwellings 55
postcode 3821
 60
postcode 3831

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.

Buln Buln East Neerim South
Car (driver) 58.3% / 69.9%
Buln Buln East — Car (driver): 58.3% Neerim South — Car (driver): 69.9%
Worked from Home 38.1% / 20.8%
Buln Buln East — Worked from Home: 38.1% Neerim South — Worked from Home: 20.8%
Walked Only 3.6% / 4.1%
Buln Buln East — Walked Only: 3.6% Neerim South — Walked Only: 4.1%
Car (passenger) — / 3.7%
Buln Buln East — Car (passenger): not among its largest Neerim South — Car (passenger): 3.7%
Train — / 1.5%
Buln Buln East — Train: not among its largest Neerim South — Train: 1.5%

Bars are drawn against the largest share shown (69.9%).

Setting

Buln Buln East Neerim South
Elevation 144 m
above sea level, at the suburb centre
 228 m
above sea level, at the suburb centre
Distance to the ocean 49.3 km 49.8 km

NBN connectivity

Buln Buln East Neerim South
Connectivity score 23/100 30/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
56 premises
 0%
664 premises

Climate

Buln Buln East Neerim South
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 Neerim South
Average residential rate $2,138/yr
same for both
Council Baw Baw
same for both

Federal electorate

Buln Buln East Neerim South
Division Monash
same for both
Member Mary Aldred
same for both
Party Liberal
same for both

First Home Owner Grant

Buln Buln East Neerim South
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Buln Buln East

River Rural

Neerim South

Acreage Retirees River

More comparisons

Other comparisons with Buln Buln East

Buln Buln East vs Buln Buln Buln Buln East vs Nilma North Buln Buln East vs Neerim East Buln Buln East vs Shady Creek Buln Buln East vs Crossover

Other comparisons with Neerim South

Neerim South vs Jindivick Neerim South vs Neerim Neerim South vs Rokeby Neerim South vs Neerim East Neerim South vs Crossover
Full data on Buln Buln East Full data on Neerim South
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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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