Buln Buln vs Crossover
Buln Buln is the younger of the two, with a median age of 40 against 51 in Crossover. In both, the large majority of households own their home and the large majority of homes are detached houses. In Buln Buln, most households are couple families. On these figures, Buln Buln tends to suit 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
They split
one each way, out of the 6 things we measure here
- Buln Buln is already more of a family suburb (79% vs 58%)
- Crossover carries lower crime risk (37/100 vs 48/100)
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
Buln Buln
ahead on the one thing that separates them
- has cheaper rent ($258/wk vs $350/wk)
Weighs rent, rental stress, and how much is for rent.
Commuting to the city
Buln Buln
ahead on 2 of the 3 things we measure here
- is more walkable (13/100 vs 4/100)
- sits closer to the CBD (104.6 km vs 108.4 km)
Weighs distance, drive time, and walkability.
Downsizers and retirees
They split
one each way, out of the 4 things we measure here
- Buln Buln is more walkable (13/100 vs 4/100)
- Crossover carries lower crime risk (37/100 vs 48/100)
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 and Crossover 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 161); Crossover rents higher ($350/wk vs $258/wk).
| Buln Buln | Crossover | |
|---|---|---|
| Population | 551 +71% vs other | 161 |
| Population trend (2016 → 2021) | +0.5% | +1.9% |
| Median age | 40 | 51 |
| Median household income | $99,632/yr | $102,336/yr +3% vs other |
| Median weekly rent | $258/wk | $350/wk +36% vs other |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (24.2%).
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 (5.6%).
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (18.7%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Buln Buln | Crossover | |
|---|---|---|
| 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 76%).
| Buln Buln | Crossover | |
|---|---|---|
| Rural and farming | 95% | 76% |
| Parks and recreation | 0% | 21% |
| Residential | 3% | 0% |
| Infrastructure and transport | 1% | 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 | Crossover | |
|---|---|---|
| New dwellings approved | 619 across Baw Baw same for both | |
| Approvals change year on year | +49% same for both | |
Ranking within VIC
| Buln Buln | Crossover | |
|---|---|---|
| House price | — same for both | |
| Income | Higher than 72% of VIC | Higher than 75% of VIC |
| Schools | — same for both | |
| Walkability | Higher than 76% of VIC | Higher than 65% of VIC |
| Affordability | — same for both | |
| EV adoption | Higher than 58% of VIC | Higher than 57% of VIC |
| NBN connectivity | Higher than 69% of VIC | Higher than 42% of VIC |
Liveability
Buln Buln is more walkable (13 vs 4).
| Buln Buln | Crossover | |
|---|---|---|
| Grade | C | — |
| Score | 40/100 | — |
| Socio-economic band | very advantaged area decile 9/10 | advantaged area decile 7/10 |
Risk profile
Buln Buln carries more flood risk (30 vs 15); Buln Buln carries more crime risk (48 vs 37).
| Buln Buln | Crossover | |
|---|---|---|
| Bushfire | High 99/100 same for both | |
| Crime | Moderate 48/100 | Low 37/100 |
| Flood | Low 30/100 | Low 15/100 |
| 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 | Crossover | |
|---|---|---|
| Inside the suburb | 1 | 0 |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 same for both | |
| Rated below peers | 1 | 0 |
Schools in Buln Buln
- Buln Buln Primary School Government · Primary below peers
Schools in Crossover
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Amenities in the suburb
| Buln Buln | Crossover | |
|---|---|---|
| Parks & reserves | 0 | 1 |
| Childcare | 1 | 0 |
| Waterways | 0 | 13 |
Mobility
Crossover sits further from the CBD (108.4 km vs 104.6 km).
| Buln Buln | Crossover | |
|---|---|---|
| Walkability score | 13/100 | 4/100 |
| Distance to Melbourne | 104.6 km | 108.4 km +4% vs other |
| Drive time (normal traffic) | 83 min | 85 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 | Crossover | |
|---|---|---|
| Elevation | 142 m above sea level, at the suburb centre | 206 m above sea level, at the suburb centre |
| Distance to the ocean | 43.5 km | 46.4 km |
NBN connectivity
| Buln Buln | Crossover | |
|---|---|---|
| Connectivity score | 30/100 | 29/100 |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 201 premises | 0% 68 premises |
Climate
| Buln Buln | Crossover | |
|---|---|---|
| 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 | Crossover | |
|---|---|---|
| Average residential rate | $2,138/yr same for both | |
| Council | Baw Baw same for both | |
Federal electorate
| Buln Buln | Crossover | |
|---|---|---|
| Division | Monash same for both | |
| Member | Mary Aldred same for both | |
| Party | Liberal same for both | |
First Home Owner Grant
| Buln Buln | Crossover | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $750,000 same for both | |
| Eligibility | New same for both | |
Tags
Buln Buln
Crossover
More comparisons
Other comparisons with Buln Buln
Other comparisons with Crossover
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.