Greenvale vs Bulla

Greenvale is the younger of the two, with a median age of 35 against 45 in Bulla. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Bulla: a median of $980,000, against $872,000 in Greenvale, though rent is higher in Greenvale. Greenvale is closer to the city centre: 24.7 km, against 30.4 km. On these figures, Greenvale tends to suit families with children and couples, while Bulla 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

Greenvale

ahead on 5 of the 6 things we measure here

  • has more childcare (16 vs 0)
  • has more parks and reserves (34 vs 4)
  • has more schools inside the suburb (7 vs 0)

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

First-home buyers

Greenvale

ahead on 2 of the 3 things we measure here

  • leaves households under less mortgage stress (22% vs 28%)
  • has cheaper houses ($871,800 vs $980,000)
  • But Bulla has cheaper land ($395,000 vs $755,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Bulla

ahead on the one thing that separates them

  • has cheaper rent ($348/wk vs $430/wk)

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

Commuting to the city

Greenvale

ahead on 2 of the 3 things we measure here

  • is more walkable (75/100 vs 0/100)
  • sits closer to the CBD (24.7 km vs 30.4 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Greenvale

ahead on 3 of the 4 things we measure here

  • is more walkable (75/100 vs 0/100)
  • has more GPs (4 vs 0)
  • carries lower crime risk (51/100 vs 91/100)
  • But Bulla has more residents already 65 and over (23% vs 11%)

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

Investors

Greenvale

ahead on 2 of the 2 things we measure here

  • is growing faster (37.6% vs -1.0%)
  • returns a higher gross yield on houses (4.2% vs 2.1%)

Weighs house yield and population growth.

Where they sit

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

Greenvale Bulla
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.

Greenvale Bulla
Walkability 75 / 0
Greenvale — Walkability: 75/100 Bulla — Walkability: 0/100
Safety 49 / 9
Greenvale — Safety: 49/100 Bulla — Safety: 9/100
Low fire risk 66 / 68
Greenvale — Low fire risk: 66/100 Bulla — Low fire risk: 68/100
Low flood risk 81 / 75
Greenvale — Low flood risk: 81/100 Bulla — Low flood risk: 75/100

Demographics

Greenvale has more residents (21,274 vs 668); Greenvale has higher household incomes ($117,624 vs $90,376).

Greenvale Bulla
Population 21,274
+97% vs other
 668
Population trend (2016 → 2021) +37.6% -1.0%
Median age 35 45
Median household income $117,624/yr
+23% vs other
 $90,376/yr
Median weekly rent $430/wk
+19% vs other
 $348/wk

Age profile

Share of residents in each band, 2021 Census.

Greenvale Bulla
0-4 7.2% / 4.0%
Greenvale — 0-4: 7.2% Bulla — 0-4: 4.0%
5-14 14.1% / 10.8%
Greenvale — 5-14: 14.1% Bulla — 5-14: 10.8%
15-19 6.6% / 6.1%
Greenvale — 15-19: 6.6% Bulla — 15-19: 6.1%
20-24 7.0% / 6.4%
Greenvale — 20-24: 7.0% Bulla — 20-24: 6.4%
25-34 14.7% / 11.1%
Greenvale — 25-34: 14.7% Bulla — 25-34: 11.1%
35-44 14.4% / 11.5%
Greenvale — 35-44: 14.4% Bulla — 35-44: 11.5%
45-54 13.4% / 16.6%
Greenvale — 45-54: 13.4% Bulla — 45-54: 16.6%
55-64 12.1% / 12.3%
Greenvale — 55-64: 12.1% Bulla — 55-64: 12.3%
65-74 7.3% / 14.5%
Greenvale — 65-74: 7.3% Bulla — 65-74: 14.5%
75-84 2.7% / 7.2%
Greenvale — 75-84: 2.7% Bulla — 75-84: 7.2%
85+ 0.6% / 1.5%
Greenvale — 85+: 0.6% Bulla — 85+: 1.5%

Bars are drawn against the largest share shown (16.6%).

Who lives together

Household composition, 2021 Census.

Greenvale 71.7% couple families
Greenvale — Couple Families: 71.7% Greenvale — Lone Person: 11.8% Greenvale — One Parent Families: 14.4% Greenvale — Group Household: 1.0% Greenvale — Other Families: 1.1%
Bulla 59.4% couple families
Bulla — Couple Families: 59.4% Bulla — Lone Person: 22.5% Bulla — One Parent Families: 13.8% Bulla — Group Household: 2.5% Bulla — Other Families: 1.9%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Greenvale 12.5% renting
Greenvale — Owned Outright: 32.5% Greenvale — Mortgage: 55.0% Greenvale — Renting: 12.5%
Bulla 9.3% renting
Bulla — Owned Outright: 44.9% Bulla — Mortgage: 45.8% Bulla — Renting: 9.3%
Owned outright Mortgage Renting

Qualifications

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

Greenvale Bulla
Certificate III & IV 11.4% / 18.4%
Greenvale — Certificate III & IV: 11.4% Bulla — Certificate III & IV: 18.4%
Bachelor Degree 13.4% / 7.0%
Greenvale — Bachelor Degree: 13.4% Bulla — Bachelor Degree: 7.0%
Advanced Diploma / Diploma 8.4% / 8.2%
Greenvale — Advanced Diploma / Diploma: 8.4% Bulla — Advanced Diploma / Diploma: 8.2%
Postgraduate Degree 3.7% / 1.9%
Greenvale — Postgraduate Degree: 3.7% Bulla — Postgraduate Degree: 1.9%
Graduate Diploma / Certificate 1.5% / 1.6%
Greenvale — Graduate Diploma / Certificate: 1.5% Bulla — Graduate Diploma / Certificate: 1.6%

Bars are drawn against the largest share shown (18.4%).

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.

Greenvale Bulla
Italy 3.4% / 4.0%
Greenvale — Italy: 3.4% Bulla — Italy: 4.0%
Iraq 3.9% / —
Greenvale — Iraq: 3.9% Bulla — Iraq: not among its largest
India 2.2% / 0.6%
Greenvale — India: 2.2% Bulla — India: 0.6%
Lebanon 1.8% / 0.7%
Greenvale — Lebanon: 1.8% Bulla — Lebanon: 0.7%
Sri Lanka 2.2% / —
Greenvale — Sri Lanka: 2.2% Bulla — Sri Lanka: not among its largest
New Zealand — / 1.0%
Greenvale — New Zealand: not among its largest Bulla — New Zealand: 1.0%
Malaysia — / 1.0%
Greenvale — Malaysia: not among its largest Bulla — Malaysia: 1.0%
China — / 0.9%
Greenvale — China: not among its largest Bulla — China: 0.9%
Scotland — / 0.9%
Greenvale — Scotland: not among its largest Bulla — Scotland: 0.9%

Bars are drawn against the largest share shown (4.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Greenvale 96.8% houses
Greenvale — Houses: 96.8% Greenvale — Townhouses: 3.0% Greenvale — Flats / Apartments: 0.2%
Bulla 100.9% houses
Bulla — Houses: 100.9% Bulla — Townhouses: 0.0% Bulla — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Greenvale Bulla
Median house price $871,800 $980,000
Median unit price $525,000 —
Median land price $755,000 $395,000
Typical days to sell (houses) 26 days
from 429 sales
 46 days
from 4 sales

Zoning mix

Bulla has more rural and farming land (80% vs 11%).

Greenvale Bulla
Rural and farming 11% 80%
Residential 41% 8%
Parks and recreation 30% 2%
Infrastructure and transport 16% 2%
Other and special use 2% 5%
Environmental 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

Greenvale Bulla
New dwellings approved 3,063
across Hume
same for both
Approvals change year on year +0%
same for both

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.

Greenvale Bulla
Houses 4.2%
$700/wk on $875K
 2.1%
$600/wk on $1.48M
Units —
same for both

Ranking within VIC

Greenvale Bulla
House price Higher than 58% of VIC —
Income Higher than 90% of VIC Higher than 60% of VIC
Schools Higher than 43% of VIC —
Walkability Higher than 91% of VIC Higher than 39% of VIC
Affordability Higher than 79% of VIC —
EV adoption Higher than 79% of VIC Higher than 38% of VIC
NBN connectivity Higher than 96% of VIC Higher than 61% of VIC
Rental yield (houses) Higher than 77% of VIC Higher than 1% of VIC

Liveability

Greenvale is more walkable (75 vs 0); Greenvale scores higher overall (63 vs 39).

Greenvale Bulla
Grade B C
Score 63/100 39/100
Socio-economic band advantaged area
decile 8/10
 mid-range socio-economic
decile 6/10

Risk profile

Bulla carries more crime risk (91 vs 51).

Greenvale Bulla
Bushfire Low
34/100
 Low
32/100
Crime Moderate
51/100
 High
91/100
Flood Low
19/100
 Low
25/100
Coastal erosion None
0/100
same for both
Aircraft noise High
70/100
same for both
Industrial facilities nearby 3
within 5 km
 1
within 5 km

Schools

Greenvale Bulla
Inside the suburb 7 0
Rated above peers 1 0
Rated at peers 4 0
Rated below peers 2 0

Schools in Greenvale

  • St Carlo Borromeo School Catholic · Primary above peers
  • Aitken College Independent · Combined at peers
  • Greenvale Primary School Government · Primary at peers
  • Greenvale Secondary College Government · Secondary at peers
  • Kolbe Catholic College Catholic · Secondary at peers
  • Keelonith Primary School Government · Primary below peers

Schools in Bulla

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

Amenities in the suburb

Greenvale Bulla
Supermarkets 2 0
Cafes & restaurants 3 1
Parks & reserves 34 4
Childcare 16 0
GPs 4 0
Pharmacies 1 0
Banks & Bank@Post 1
same for both
Fuel stations 3 1
Waterways 24 3

Mobility

Bulla sits further from the CBD (30.4 km vs 24.7 km).

Greenvale Bulla
Walkability score 75/100 0/100
Distance to Melbourne 24.7 km 30.4 km
+23% vs other
Drive time (normal traffic) 31 min 35 min
Public transport score 78/100
Bus
 28/100
Bus
Peak arrivals per hour 223.8
7-9am + 5-7pm
 4.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 2 min
scheduled, not actual
Electric vehicle share 1.1%
postcode 3059
 0.4%
postcode 3428
Rooftop solar per 100 dwellings 52
postcode 3059
 53
postcode 3428

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.

Greenvale Bulla
Car (driver) 67.1% / 71.0%
Greenvale — Car (driver): 67.1% Bulla — Car (driver): 71.0%
Worked from Home 26.1% / 22.0%
Greenvale — Worked from Home: 26.1% Bulla — Worked from Home: 22.0%
Car (passenger) 4.1% / 3.9%
Greenvale — Car (passenger): 4.1% Bulla — Car (passenger): 3.9%
Walked Only 0.3% / 1.9%
Greenvale — Walked Only: 0.3% Bulla — Walked Only: 1.9%
Train 1.8% / —
Greenvale — Train: 1.8% Bulla — Train: not among its largest
Bus 0.4% / 1.2%
Greenvale — Bus: 0.4% Bulla — Bus: 1.2%

Bars are drawn against the largest share shown (71.0%).

Setting

Greenvale Bulla
Elevation 175 m
above sea level, at the suburb centre
 150 m
above sea level, at the suburb centre
Distance to the ocean 22.9 km 25.2 km

NBN connectivity

Greenvale Bulla
Connectivity score 90/100 30/100
Most common technology Fibre to the premises Fixed wireless
Full-fibre (FTTP) share 77%
7,691 premises
 0%
263 premises

Climate

Greenvale Bulla
Annual rainfall 518 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 6.0°C
same for both

Air quality (annual mean)

Greenvale Bulla
PM2.5 3.9 µg/m³ —
PM10 — 18.9 µg/m³
NO₂ —
same for both

Council rates

Greenvale Bulla
Average residential rate $1,715/yr
same for both
Council Hume
same for both

Federal electorate

Greenvale Bulla
Division Calwell Hawke
Member Basem Abdo Sam Rae
Party Australian Labor Party
same for both

First Home Owner Grant

Greenvale Bulla
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Greenvale

Large Blocks Multicultural Outer Parks Quiet

Bulla

Outer

More comparisons

Other comparisons with Greenvale

Greenvale vs Craigieburn Greenvale vs Roxburgh Park Greenvale vs Meadow Heights Greenvale vs Westmeadows Greenvale vs Attwood Greenvale vs Oaklands Junction

Other comparisons with Bulla

Bulla vs Sunbury Bulla vs Diggers Rest Bulla vs Oaklands Junction Bulla vs Wildwood Bulla vs Keilor North Bulla vs Melbourne Airport
Full data on Greenvale Full data on Bulla
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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or