Buln Buln vs Nilma North

Buln Buln is the younger of the two, with a median age of 40 against 49 in 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, Buln Buln tends to suit families with children, while Nilma North suits 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 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

Nilma North

ahead on the one thing that separates them

  • has cheaper rent ($189/wk vs $258/wk)

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)
  • sits closer to the CBD (104.6 km vs 116 km)
  • has a shorter drive in (83 min vs 88 min)

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 48/100)
  • has more residents already 65 and over (29% vs 13%)
  • But Buln Buln is more walkable (13/100 vs 0/100)

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

Investors

Nilma North

ahead on the one thing that separates them

  • is growing faster (7.8% vs 0.5%)

Weighs population growth.

Where they sit

Buln Buln 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 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 Nilma North
Walkability 13 / 0
Buln Buln — Walkability: 13/100 Nilma North — Walkability: 0/100
Safety 52 / 87
Buln Buln — Safety: 52/100 Nilma North — Safety: 87/100
Low fire risk 1 / 100
Buln Buln — Low fire risk: 1/100 Nilma North — Low fire risk: 100/100
Low flood risk 70 / 69
Buln Buln — Low flood risk: 70/100 Nilma North — Low flood risk: 69/100

Demographics

Buln Buln has more residents (551 vs 344); Buln Buln rents higher ($258/wk vs $189/wk).

Buln Buln Nilma North
Population 551
+38% vs other
 344
Population trend (2016 → 2021) +0.5% +7.8%
Median age 40 49
Median household income $99,632/yr
+8% vs other
 $91,624/yr
Median weekly rent $258/wk
+27% vs other
 $189/wk

Age profile

Share of residents in each band, 2021 Census.

Buln Buln Nilma North
0-4 4.2% / 2.6%
Buln Buln — 0-4: 4.2% Nilma North — 0-4: 2.6%
5-14 16.9% / 10.5%
Buln Buln — 5-14: 16.9% Nilma North — 5-14: 10.5%
15-19 6.9% / 7.3%
Buln Buln — 15-19: 6.9% Nilma North — 15-19: 7.3%
20-24 6.4% / 4.1%
Buln Buln — 20-24: 6.4% Nilma North — 20-24: 4.1%
25-34 7.1% / 7.6%
Buln Buln — 25-34: 7.1% Nilma North — 25-34: 7.6%
35-44 12.5% / 11.0%
Buln Buln — 35-44: 12.5% Nilma North — 35-44: 11.0%
45-54 16.3% / 10.5%
Buln Buln — 45-54: 16.3% Nilma North — 45-54: 10.5%
55-64 14.7% / 14.8%
Buln Buln — 55-64: 14.7% Nilma North — 55-64: 14.8%
65-74 10.2% / 19.5%
Buln Buln — 65-74: 10.2% Nilma North — 65-74: 19.5%
75-84 3.1% / 6.4%
Buln Buln — 75-84: 3.1% Nilma North — 75-84: 6.4%
85+ — / 3.2%
Buln Buln — 85+: not among its largest Nilma North — 85+: 3.2%

Bars are drawn against the largest share shown (19.5%).

Who lives together

Household composition, 2021 Census.

Buln Buln 66.1% couple families
Buln Buln — Couple Families: 66.1% Buln Buln — Lone Person: 18.2% Buln Buln — One Parent Families: 13.2% Buln Buln — Other Families: 2.5%
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% Nilma North — Other Families: 0.0%
Couple Families Lone Person One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Buln Buln 6.1% renting
Buln Buln — Owned Outright: 43.0% Buln Buln — Mortgage: 50.9% Buln Buln — 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 Nilma North
England 1.6% / 2.3%
Buln Buln — England: 1.6% Nilma North — England: 2.3%
New Zealand — / 2.3%
Buln Buln — New Zealand: not among its largest Nilma North — New Zealand: 2.3%
Netherlands 0.7% / 0.9%
Buln Buln — Netherlands: 0.7% Nilma North — Netherlands: 0.9%
Indonesia — / 1.5%
Buln Buln — Indonesia: not among its largest Nilma North — Indonesia: 1.5%

Bars are drawn against the largest share shown (2.3%).

Qualifications

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

Buln Buln Nilma North
Certificate III & IV 18.7% / 15.4%
Buln Buln — Certificate III & IV: 18.7% Nilma North — Certificate III & IV: 15.4%
Bachelor Degree 12.3% / 12.2%
Buln Buln — Bachelor Degree: 12.3% Nilma North — Bachelor Degree: 12.2%
Advanced Diploma / Diploma 5.1% / 10.2%
Buln Buln — Advanced Diploma / Diploma: 5.1% Nilma North — Advanced Diploma / Diploma: 10.2%
Postgraduate Degree 2.7% / 2.3%
Buln Buln — Postgraduate Degree: 2.7% Nilma North — Postgraduate Degree: 2.3%
Graduate Diploma / Certificate 2.7% / 1.2%
Buln Buln — Graduate Diploma / Certificate: 2.7% Nilma North — Graduate Diploma / Certificate: 1.2%

Bars are drawn against the largest share shown (18.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

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

Property market

Buln Buln Nilma North
Median house price $614,500 —
Median unit price —
same for both
Median land price $1,285,000 —

Zoning mix

Buln Buln Nilma North
Rural and farming 95% 100%
Residential 3% 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 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 Nilma North
House price —
same for both
Income Higher than 72% of VIC Higher than 61% of VIC
Schools —
same for both
Walkability Higher than 76% of VIC Higher than 42% 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 44% of VIC

Liveability

Buln Buln is more walkable (13 vs 0).

Buln Buln Nilma North
Grade C —
Score 40/100 —
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Buln Buln carries more bushfire risk (99 vs 0); Buln Buln carries more crime risk (48 vs 13).

Buln Buln Nilma North
Bushfire High
99/100
 None
0/100
Crime Moderate
48/100
 Low
13/100
Flood Low
30/100
 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 Nilma North
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 Nilma North

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Buln Buln Nilma North
Childcare 1 0

Mobility

Nilma North sits further from the CBD (116 km vs 104.6 km).

Buln Buln Nilma North
Walkability score 13/100 0/100
Distance to Melbourne 104.6 km 116 km
+11% vs other
Drive time (normal traffic) 83 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 Nilma North
Car (driver) 69.5% / 59.6%
Buln Buln — Car (driver): 69.5% Nilma North — Car (driver): 59.6%
Worked from Home 19.5% / 33.1%
Buln Buln — Worked from Home: 19.5% Nilma North — Worked from Home: 33.1%
Walked Only 5.0% / 5.1%
Buln Buln — Walked Only: 5.0% Nilma North — Walked Only: 5.1%
Car (passenger) 6.1% / 2.2%
Buln Buln — Car (passenger): 6.1% Nilma North — Car (passenger): 2.2%

Bars are drawn against the largest share shown (69.5%).

Setting

Buln Buln Nilma North
Elevation 142 m
above sea level, at the suburb centre
 117 m
above sea level, at the suburb centre
Distance to the ocean 43.5 km 46.1 km

NBN connectivity

Buln Buln Nilma North
Connectivity score 30/100 29/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
201 premises
 0%
117 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Buln Buln 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

Acreage

Nilma North

Retirees Rural

More comparisons

Other comparisons with Buln Buln

Buln Buln vs Warragul Buln Buln vs Rokeby Buln Buln vs Buln Buln East Buln Buln vs Crossover Buln Buln vs Lillico Buln Buln vs Brandy Creek

Other comparisons with Nilma North

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