Eaglemont vs Bulleen

In both, the large majority of households own their home and the large majority of homes are detached houses. In Eaglemont, most households are couple families. In Bulleen, about half of households are couple families. Houses cost more in Eaglemont: a median of $2.38 million, against $1.33 million in Bulleen. On these figures, Bulleen tends to suit buyers on a tighter budget.

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

Bulleen

ahead on 3 of the 6 things we measure here

  • has more childcare (11 vs 1)
  • has more schools inside the suburb (3 vs 0)
  • has more parks and reserves (27 vs 11)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Bulleen

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($1,327,500 vs $2,382,500)
  • has cheaper units ($665,000 vs $800,000)
  • But Eaglemont leaves households under less mortgage stress (25% vs 30%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Eaglemont

ahead on the one thing that separates them

  • leaves renters under less rental stress (16% vs 25%)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Bulleen

ahead on the one thing that separates them

  • has more GPs (4 vs 0)

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

Investors

Bulleen

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.2% vs 2.3%)

Weighs house yield and population growth.

Where they sit

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

Eaglemont Bulleen
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.

Eaglemont Bulleen
Walkability 90 / 85
Eaglemont — Walkability: 90/100 Bulleen — Walkability: 85/100
Safety 48 / 43
Eaglemont — Safety: 48/100 Bulleen — Safety: 43/100
Low fire risk 100 / 100
Eaglemont — Low fire risk: 100/100 Bulleen — Low fire risk: 100/100
Low flood risk 25 / 15
Eaglemont — Low flood risk: 25/100 Bulleen — Low flood risk: 15/100

Demographics

Bulleen has more residents (11,219 vs 3,960); Eaglemont has higher household incomes ($149,032 vs $94,328).

Eaglemont Bulleen
Population 3,960 11,219
+183% vs other
Population trend (2016 → 2021) +2.2% +3.2%
Median age 46 45
Median household income $149,032/yr
+37% vs other
 $94,328/yr
Median weekly rent $453/wk $459/wk
+1% vs other

Age profile

Share of residents in each band, 2021 Census.

Eaglemont Bulleen
0-4 3.8% / 4.4%
Eaglemont — 0-4: 3.8% Bulleen — 0-4: 4.4%
5-14 11.6% / 10.1%
Eaglemont — 5-14: 11.6% Bulleen — 5-14: 10.1%
15-19 6.9% / 5.5%
Eaglemont — 15-19: 6.9% Bulleen — 15-19: 5.5%
20-24 6.6% / 5.9%
Eaglemont — 20-24: 6.6% Bulleen — 20-24: 5.9%
25-34 9.8% / 11.1%
Eaglemont — 25-34: 9.8% Bulleen — 25-34: 11.1%
35-44 10.1% / 12.0%
Eaglemont — 35-44: 10.1% Bulleen — 35-44: 12.0%
45-54 13.6% / 13.8%
Eaglemont — 45-54: 13.6% Bulleen — 45-54: 13.8%
55-64 15.8% / 13.0%
Eaglemont — 55-64: 15.8% Bulleen — 55-64: 13.0%
65-74 13.0% / 9.9%
Eaglemont — 65-74: 13.0% Bulleen — 65-74: 9.9%
75-84 6.4% / 9.6%
Eaglemont — 75-84: 6.4% Bulleen — 75-84: 9.6%
85+ 2.7% / 4.6%
Eaglemont — 85+: 2.7% Bulleen — 85+: 4.6%

Bars are drawn against the largest share shown (15.8%).

Who lives together

Household composition, 2021 Census.

Eaglemont 57.9% couple families
Eaglemont — Couple Families: 57.9% Eaglemont — Lone Person: 27.1% Eaglemont — One Parent Families: 10.2% Eaglemont — Group Household: 4.0% Eaglemont — Other Families: 0.8%
Bulleen 48.6% couple families
Bulleen — Couple Families: 48.6% Bulleen — Lone Person: 30.6% Bulleen — One Parent Families: 15.8% Bulleen — Group Household: 3.5% Bulleen — Other Families: 1.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Eaglemont 20.3% renting
Eaglemont — Owned Outright: 50.0% Eaglemont — Mortgage: 29.7% Eaglemont — Renting: 20.3%
Bulleen 20.6% renting
Bulleen — Owned Outright: 50.0% Bulleen — Mortgage: 29.5% Bulleen — Renting: 20.6%
Owned outright Mortgage Renting

Qualifications

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

Eaglemont Bulleen
Bachelor Degree 26.8% / 19.8%
Eaglemont — Bachelor Degree: 26.8% Bulleen — Bachelor Degree: 19.8%
Postgraduate Degree 11.8% / 7.3%
Eaglemont — Postgraduate Degree: 11.8% Bulleen — Postgraduate Degree: 7.3%
Advanced Diploma / Diploma 7.0% / 8.2%
Eaglemont — Advanced Diploma / Diploma: 7.0% Bulleen — Advanced Diploma / Diploma: 8.2%
Certificate III & IV 5.8% / 8.5%
Eaglemont — Certificate III & IV: 5.8% Bulleen — Certificate III & IV: 8.5%
Graduate Diploma / Certificate 4.1% / 2.4%
Eaglemont — Graduate Diploma / Certificate: 4.1% Bulleen — Graduate Diploma / Certificate: 2.4%

Bars are drawn against the largest share shown (26.8%).

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.

Eaglemont Bulleen
China 2.1% / 7.6%
Eaglemont — China: 2.1% Bulleen — China: 7.6%
Italy 2.8% / 6.2%
Eaglemont — Italy: 2.8% Bulleen — Italy: 6.2%
Greece 1.0% / 4.0%
Eaglemont — Greece: 1.0% Bulleen — Greece: 4.0%
England 3.6% / 1.2%
Eaglemont — England: 3.6% Bulleen — England: 1.2%
Malaysia 1.3% / 2.4%
Eaglemont — Malaysia: 1.3% Bulleen — Malaysia: 2.4%
India 1.4% / 1.6%
Eaglemont — India: 1.4% Bulleen — India: 1.6%
Vietnam 0.5% / 1.9%
Eaglemont — Vietnam: 0.5% Bulleen — Vietnam: 1.9%

Bars are drawn against the largest share shown (7.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Eaglemont 78.4% houses
Eaglemont — Houses: 78.4% Eaglemont — Flats / Apartments: 15.9% Eaglemont — Townhouses: 5.7%
Bulleen 79.6% houses
Bulleen — Houses: 79.6% Bulleen — Flats / Apartments: 8.3% Bulleen — Townhouses: 12.1%
Houses Flats / Apartments Townhouses

Property market

Eaglemont Bulleen
Median house price $2,382,500 $1,327,500
Median unit price $800,000 $665,000
Median land price — $726,000
Typical days to sell (houses) 26 days
from 17 sales
 24 days
from 102 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Eaglemont Bulleen
2 bed $785K / $590K
Eaglemont — 2 bed: $785K (13 sales) Bulleen — 2 bed: $590K (25 sales)

13 vs 25 sales

3 bed $1.08M / $900K
Eaglemont — 3 bed: $1.08M (10 sales) Bulleen — 3 bed: $900K (16 sales)

10 vs 16 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Eaglemont Bulleen
3 bed $2.03M / $1.2M
Eaglemont — 3 bed: $2.03M (26 sales) Bulleen — 3 bed: $1.2M (57 sales)

26 vs 57 sales

4 bed $2.58M / $1.38M
Eaglemont — 4 bed: $2.58M (45 sales) Bulleen — 4 bed: $1.38M (71 sales)

45 vs 71 sales

5 bed $2.57M / $1.65M
Eaglemont — 5 bed: $2.57M (13 sales) Bulleen — 5 bed: $1.65M (22 sales)

13 vs 22 sales

Zoning mix

Eaglemont Bulleen
Residential 74% 56%
Parks and recreation 19% 23%
Infrastructure and transport 5% 10%
Other and special use 0% 9%
Commercial 2% 1%
Industrial 0% 2%
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

Eaglemont Bulleen
New dwellings approved 722
across Banyule
 486
across Manningham
Approvals change year on year -75% -2%

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Eaglemont Bulleen
Houses 2.3%
$929/wk on $2.1M
 3.2%
$800/wk on $1.3M
Units — 4.3%
$595/wk on $722K

Ranking within VIC

Eaglemont Bulleen
House price Higher than 97% of VIC Higher than 83% of VIC
Income Higher than 98% of VIC Higher than 65% of VIC
Schools — Higher than 70% of VIC
Walkability Higher than 96% of VIC Higher than 95% of VIC
Affordability Higher than 9% of VIC Higher than 15% of VIC
EV adoption Higher than 95% of VIC Higher than 93% of VIC
NBN connectivity Higher than 94% of VIC Higher than 85% of VIC
Rental yield (houses) Higher than 2% of VIC Higher than 23% of VIC
Rental yield (units) — Higher than 19% of VIC

Liveability

Eaglemont scores higher overall (80 vs 68).

Eaglemont Bulleen
Grade A B
Score 80/100 68/100
Socio-economic band very advantaged area
decile 10/10
 very advantaged area
decile 9/10

Risk profile

Bulleen carries more flood risk (85 vs 75).

Eaglemont Bulleen
Bushfire None
0/100
same for both
Crime Moderate
52/100
 Moderate
57/100
Flood High
75/100
 High
85/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 7
within 5 km
 2
within 5 km

Schools

Eaglemont Bulleen
Inside the suburb 0 3
Rated above peers 0 1
Rated at peers 0
same for both
Rated below peers 0 1
Universities within 10 km 3
Melbourne (Bundoora) Campus, 7.3 km
 3
Hawthorn Campus John Street Hawthorn Swinburne University, 7.9 km
Full-time students aged 15–24 4.6% 3.7%

Schools in Eaglemont

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

Schools in Bulleen

  • St Clement of Rome School Catholic · Primary above peers
  • Marcellin College Catholic · Secondary below peers
  • Bulleen Heights School Government · Combined · Special school

Amenities in the suburb

Eaglemont Bulleen
Supermarkets 0 2
Cafes & restaurants 3 8
Parks & reserves 11 27
Childcare 1 11
GPs 0 4
Pharmacies 0 2
Banks & Bank@Post 1 2
Fuel stations 0 2
Waterways 4
same for both

Mobility

Eaglemont Bulleen
Walkability score 90/100 85/100
Distance to Melbourne 14.2 km 14.7 km
+4% vs other
Drive time (normal traffic) 22 min
same for both
Public transport score 92/100
Rail · Bus
 79/100
Bus
Peak arrivals per hour 27.0
7-9am + 5-7pm
 308.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 2.1%
postcode 3084
 1.9%
postcode 3105
Rooftop solar per 100 dwellings 24
postcode 3084
 23
postcode 3105

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.

Eaglemont Bulleen
Car (driver) 42.6% / 55.6%
Eaglemont — Car (driver): 42.6% Bulleen — Car (driver): 55.6%
Worked from Home 45.1% / 35.0%
Eaglemont — Worked from Home: 45.1% Bulleen — Worked from Home: 35.0%
Car (passenger) 3.7% / 3.5%
Eaglemont — Car (passenger): 3.7% Bulleen — Car (passenger): 3.5%
Train 3.8% / 0.7%
Eaglemont — Train: 3.8% Bulleen — Train: 0.7%
Walked Only 3.4% / 1.1%
Eaglemont — Walked Only: 3.4% Bulleen — Walked Only: 1.1%
Bus 0.3% / 3.9%
Eaglemont — Bus: 0.3% Bulleen — Bus: 3.9%

Bars are drawn against the largest share shown (55.6%).

Setting

Eaglemont Bulleen
Elevation 58 m
above sea level, at the suburb centre
 62 m
above sea level, at the suburb centre
Distance to the ocean 13.5 km 14.5 km

NBN connectivity

Eaglemont Bulleen
Connectivity score 88/100 76/100
Most common technology Fibre to the curb Hybrid fibre-coaxial
Full-fibre (FTTP) share 42%
1,727 premises
 4%
5,131 premises

Climate

Eaglemont Bulleen
Annual rainfall 534 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Eaglemont Bulleen
PM2.5 7.3 µg/m³
same for both
PM10 17.8 µg/m³
same for both
NO₂ 0.82 pphm
same for both

Council rates

Eaglemont Bulleen
Average residential rate $1,787/yr $2,000/yr
Council Banyule Manningham

Federal electorate

Eaglemont Bulleen
Division Jagajaga Menzies
Member Kate Thwaites Gabriel Ng
Party Australian Labor Party
same for both

First Home Owner Grant

Eaglemont Bulleen
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Eaglemont

Easy Commute Luxury Middle-Ring Parks Professionals Trains Transport Hub

Bulleen

Middle-Ring Multicultural Parks Premium Quiet

More comparisons

Other comparisons with Eaglemont

Eaglemont vs Ivanhoe Eaglemont vs Heidelberg Eaglemont vs Ivanhoe East

Other comparisons with Bulleen

Bulleen vs Doncaster Bulleen vs Balwyn North Bulleen vs Templestowe Lower Bulleen vs Heidelberg Bulleen vs Viewbank Bulleen vs Ivanhoe East
Full data on Eaglemont Full data on Bulleen
Unlock full address-level data — $29/month

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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