Buln Buln East vs Nilma North

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, Nilma North tends to suit 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

Nilma North

ahead on the one thing that separates them

  • carries lower crime risk (13/100 vs 55/100)

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

Nilma North

ahead on the one thing that separates them

  • has cheaper rent ($189/wk vs $250/wk)

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 116 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Nilma North

ahead on 2 of the 4 things we measure here

  • carries lower crime risk (13/100 vs 55/100)
  • has more residents already 65 and over (29% vs 18%)

Weighs 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

Buln Buln East and Nilma North 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 Nilma North
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 Nilma North
Walkability 0 / 0
Buln Buln East — Walkability: 0/100 Nilma North — Walkability: 0/100
Safety 45 / 87
Buln Buln East — Safety: 45/100 Nilma North — Safety: 87/100
Low fire risk 1 / 100
Buln Buln East — Low fire risk: 1/100 Nilma North — Low fire risk: 100/100
Low flood risk 100 / 69
Buln Buln East — Low flood risk: 100/100 Nilma North — Low flood risk: 69/100

Demographics

Nilma North has more residents (344 vs 182); Buln Buln East rents higher ($250/wk vs $189/wk).

Buln Buln East Nilma North
Population 182 344
+89% vs other
Population trend (2016 → 2021) +11.0% +7.8%
Median age 50 49
Median household income $94,224/yr
+3% vs other
 $91,624/yr
Median weekly rent $250/wk
+24% vs other
 $189/wk

Age profile

Share of residents in each band, 2021 Census.

Buln Buln East Nilma North
0-4 7.7% / 2.6%
Buln Buln East — 0-4: 7.7% Nilma North — 0-4: 2.6%
5-14 8.8% / 10.5%
Buln Buln East — 5-14: 8.8% Nilma North — 5-14: 10.5%
15-19 3.8% / 7.3%
Buln Buln East — 15-19: 3.8% Nilma North — 15-19: 7.3%
20-24 6.6% / 4.1%
Buln Buln East — 20-24: 6.6% Nilma North — 20-24: 4.1%
25-34 10.4% / 7.6%
Buln Buln East — 25-34: 10.4% Nilma North — 25-34: 7.6%
35-44 8.8% / 11.0%
Buln Buln East — 35-44: 8.8% Nilma North — 35-44: 11.0%
45-54 14.3% / 10.5%
Buln Buln East — 45-54: 14.3% Nilma North — 45-54: 10.5%
55-64 19.8% / 14.8%
Buln Buln East — 55-64: 19.8% Nilma North — 55-64: 14.8%
65-74 9.3% / 19.5%
Buln Buln East — 65-74: 9.3% Nilma North — 65-74: 19.5%
75-84 8.2% / 6.4%
Buln Buln East — 75-84: 8.2% Nilma North — 75-84: 6.4%
85+ — / 3.2%
Buln Buln East — 85+: not among its largest Nilma North — 85+: 3.2%

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%
Nilma North 68.1% couple families
Nilma North — Couple Families: 68.1% Nilma North — Lone Person: 20.3% Nilma North — One Parent Families: 11.6%
Couple Families Lone Person One Parent 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%
Nilma North 8.1% renting
Nilma North — Owned Outright: 60.4% Nilma North — Mortgage: 31.5% Nilma North — Renting: 8.1%
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 Nilma North
New Zealand 4.4% / 2.3%
Buln Buln East — New Zealand: 4.4% Nilma North — New Zealand: 2.3%
England 1.6% / 2.3%
Buln Buln East — England: 1.6% Nilma North — England: 2.3%
Indonesia — / 1.5%
Buln Buln East — Indonesia: not among its largest Nilma North — Indonesia: 1.5%
Netherlands — / 0.9%
Buln Buln East — Netherlands: not among its largest Nilma North — Netherlands: 0.9%

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

Qualifications

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

Buln Buln East Nilma North
Certificate III & IV 19.2% / 15.4%
Buln Buln East — Certificate III & IV: 19.2% Nilma North — Certificate III & IV: 15.4%
Bachelor Degree 13.2% / 12.2%
Buln Buln East — Bachelor Degree: 13.2% Nilma North — Bachelor Degree: 12.2%
Advanced Diploma / Diploma 9.9% / 10.2%
Buln Buln East — Advanced Diploma / Diploma: 9.9% Nilma North — Advanced Diploma / Diploma: 10.2%
Postgraduate Degree 3.8% / 2.3%
Buln Buln East — Postgraduate Degree: 3.8% Nilma North — Postgraduate Degree: 2.3%
Graduate Diploma / Certificate 2.7% / 1.2%
Buln Buln East — Graduate Diploma / Certificate: 2.7% Nilma North — Graduate Diploma / Certificate: 1.2%

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%
Nilma North 100.0% houses
Nilma North — Houses: 100.0%
Houses

Zoning mix

Nilma North has more rural and farming land (100% vs 83%).

Buln Buln East Nilma North
Rural and farming 83% 100%
Parks and recreation 17% 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

Buln Buln East Nilma North
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 Nilma North
House price —
same for both
Income Higher than 64% of VIC Higher than 61% of VIC
Schools —
same for both
Walkability Higher than 13% of VIC Higher than 42% of VIC
Affordability —
same for both
EV adoption Higher than 57% of VIC
same for both
NBN connectivity Higher than 22% of VIC Higher than 44% of VIC

Liveability

Buln Buln East Nilma North
Grade —
same for both
Score —
same for both
Socio-economic band advantaged area
decile 8/10
 very advantaged area
decile 9/10

Risk profile

Buln Buln East carries more bushfire risk (99 vs 0); Nilma North carries more flood risk (31 vs 0).

Buln Buln East Nilma North
Bushfire High
99/100
 None
0/100
Crime Moderate
55/100
 Low
13/100
Flood None
0/100
 Low
31/100
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 Nilma North
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

Buln Buln East Nilma North
Waterways 14 0

Mobility

Nilma North sits further from the CBD (116 km vs 111.1 km).

Buln Buln East Nilma North
Walkability score 0/100
same for both
Distance to Melbourne 111.1 km 116 km
+4% vs other
Drive time (normal traffic) 89 min 88 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.

Buln Buln East Nilma North
Car (driver) 58.3% / 59.6%
Buln Buln East — Car (driver): 58.3% Nilma North — Car (driver): 59.6%
Worked from Home 38.1% / 33.1%
Buln Buln East — Worked from Home: 38.1% Nilma North — Worked from Home: 33.1%
Walked Only 3.6% / 5.1%
Buln Buln East — Walked Only: 3.6% Nilma North — Walked Only: 5.1%
Car (passenger) — / 2.2%
Buln Buln East — Car (passenger): not among its largest Nilma North — Car (passenger): 2.2%

Bars are drawn against the largest share shown (59.6%).

Setting

Buln Buln East Nilma North
Elevation 144 m
above sea level, at the suburb centre
 117 m
above sea level, at the suburb centre
Distance to the ocean 49.3 km 46.1 km

NBN connectivity

Buln Buln East Nilma North
Connectivity score 23/100 29/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
56 premises
 0%
117 premises

Climate

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

Federal electorate

Buln Buln East Nilma North
Division Monash
same for both
Member Mary Aldred
same for both
Party Liberal
same for both

First Home Owner Grant

Buln Buln East Nilma North
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

Nilma North

Retirees Rural

More comparisons

Other comparisons with Buln Buln East

Buln Buln East vs Neerim South Buln Buln East vs Buln Buln Buln Buln East vs Neerim East Buln Buln East vs Shady Creek Buln Buln East vs Crossover

Other comparisons with Nilma North

Nilma North vs Warragul Nilma North vs Darnum Nilma North vs Buln Buln Nilma North vs Nilma Nilma North vs Shady Creek Nilma North vs Lillico
Full data on Buln Buln East Full data on Nilma North
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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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