Hamilton vs Bulimba

In Hamilton, most households rent, most homes are flats or apartments, and most households are people living alone. In Bulimba, most households own their home. Houses cost more in Hamilton: a median of $2.57 million, against $2.2 million in Bulimba, though rent is higher in Bulimba. Hamilton is closer to the city centre: 6.4 km, against 9.3 km. On these figures, Hamilton tends to suit renters, young adults, and people living alone.

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

Bulimba

ahead on 4 of the 6 things we measure here

  • has more separate houses rather than flats (46% vs 21%)
  • is already more of a family suburb (57% vs 31%)
  • has more parks and reserves (11 vs 6)
  • But Hamilton has more schools rated above their peers (1 vs 0)

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

First-home buyers

They split

one each way, out of the 3 things we measure here

  • Hamilton has cheaper units ($820,000 vs $985,000)
  • Bulimba has cheaper houses ($2,200,000 vs $2,570,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Hamilton

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (55% vs 38%)
  • has cheaper rent ($430/wk vs $500/wk)

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

Commuting to the city

Hamilton

ahead on 3 of the 4 things we measure here

  • sits closer to the CBD (6.4 km vs 9.3 km)
  • has a shorter drive in (14 min vs 19 min)
  • is more walkable (92/100 vs 82/100)

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

Downsizers and retirees

Hamilton

ahead on 3 of the 5 things we measure here

  • has more GPs (3 vs 1)
  • has more units and townhouses to downsize into (79% vs 54%)
  • is more walkable (92/100 vs 82/100)
  • But Bulimba carries lower crime risk (67/100 vs 81/100)

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

Investors

Hamilton

ahead on 2 of the 3 things we measure here

  • is growing faster (27.5% vs 11.4%)
  • returns a higher gross yield on units (4.7% vs 2.6%)
  • But Bulimba returns a higher gross yield on houses (2.8% vs 1.8%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Hamilton Bulimba
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.

Hamilton Bulimba
Walkability 92 / 82
Hamilton — Walkability: 92/100 Bulimba — Walkability: 82/100
Safety 19 / 33
Hamilton — Safety: 19/100 Bulimba — Safety: 33/100
Low fire risk 100 / 100
Hamilton — Low fire risk: 100/100 Bulimba — Low fire risk: 100/100

Demographics

Bulimba has higher household incomes ($145,860 vs $107,588); Bulimba rents higher ($500/wk vs $430/wk).

Hamilton Bulimba
Population 8,922
+15% vs other
 7,623
Population trend (2016 → 2021) +27.5% +11.4%
Median age 40
same for both
Median household income $107,588/yr $145,860/yr
+36% vs other
Median weekly rent $430/wk $500/wk
+16% vs other

Age profile

Share of residents in each band, 2021 Census.

Hamilton Bulimba
0-4 3.3% / 5.5%
Hamilton — 0-4: 3.3% Bulimba — 0-4: 5.5%
5-14 6.0% / 12.3%
Hamilton — 5-14: 6.0% Bulimba — 5-14: 12.3%
15-19 3.9% / 5.6%
Hamilton — 15-19: 3.9% Bulimba — 15-19: 5.6%
20-24 7.7% / 5.0%
Hamilton — 20-24: 7.7% Bulimba — 20-24: 5.0%
25-34 20.3% / 13.3%
Hamilton — 25-34: 20.3% Bulimba — 25-34: 13.3%
35-44 14.6% / 16.3%
Hamilton — 35-44: 14.6% Bulimba — 35-44: 16.3%
45-54 14.4% / 15.9%
Hamilton — 45-54: 14.4% Bulimba — 45-54: 15.9%
55-64 13.2% / 12.9%
Hamilton — 55-64: 13.2% Bulimba — 55-64: 12.9%
65-74 9.3% / 8.1%
Hamilton — 65-74: 9.3% Bulimba — 65-74: 8.1%
75-84 5.1% / 3.9%
Hamilton — 75-84: 5.1% Bulimba — 75-84: 3.9%
85+ 2.2% / 1.4%
Hamilton — 85+: 2.2% Bulimba — 85+: 1.4%

Bars are drawn against the largest share shown (20.3%).

Who lives together

Household composition, 2021 Census.

Hamilton 59.4% lone person
Hamilton — Lone Person: 59.4% Hamilton — Couple Families: 21.8% Hamilton — One Parent Families: 8.8% Hamilton — Group Household: 8.0% Hamilton — Other Families: 2.0%
Bulimba 36.9% lone person
Bulimba — Lone Person: 36.9% Bulimba — Couple Families: 44.7% Bulimba — One Parent Families: 12.0% Bulimba — Group Household: 5.0% Bulimba — Other Families: 1.5%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Hamilton 55.0% renting
Hamilton — Owned Outright: 22.2% Hamilton — Mortgage: 22.8% Hamilton — Renting: 55.0%
Bulimba 37.5% renting
Bulimba — Owned Outright: 27.7% Bulimba — Mortgage: 34.8% Bulimba — Renting: 37.5%
Owned outright Mortgage Renting

Qualifications

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

Hamilton Bulimba
Bachelor Degree 25.2% / 24.8%
Hamilton — Bachelor Degree: 25.2% Bulimba — Bachelor Degree: 24.8%
Certificate III & IV 10.1% / 8.0%
Hamilton — Certificate III & IV: 10.1% Bulimba — Certificate III & IV: 8.0%
Postgraduate Degree 8.3% / 9.4%
Hamilton — Postgraduate Degree: 8.3% Bulimba — Postgraduate Degree: 9.4%
Advanced Diploma / Diploma 9.3% / 7.6%
Hamilton — Advanced Diploma / Diploma: 9.3% Bulimba — Advanced Diploma / Diploma: 7.6%
Graduate Diploma / Certificate 2.9% / 3.7%
Hamilton — Graduate Diploma / Certificate: 2.9% Bulimba — Graduate Diploma / Certificate: 3.7%

Bars are drawn against the largest share shown (25.2%).

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.

Hamilton Bulimba
England 4.3% / 6.8%
Hamilton — England: 4.3% Bulimba — England: 6.8%
New Zealand 4.3% / 3.5%
Hamilton — New Zealand: 4.3% Bulimba — New Zealand: 3.5%
China 2.0% / 0.7%
Hamilton — China: 2.0% Bulimba — China: 0.7%
South Africa 1.1% / 1.4%
Hamilton — South Africa: 1.1% Bulimba — South Africa: 1.4%
India 1.5% / —
Hamilton — India: 1.5% Bulimba — India: not among its largest
Brazil 0.8% / 0.7%
Hamilton — Brazil: 0.8% Bulimba — Brazil: 0.7%
Scotland — / 1.0%
Hamilton — Scotland: not among its largest Bulimba — Scotland: 1.0%

Bars are drawn against the largest share shown (6.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Hamilton 70.5% flats / apartments
Hamilton — Flats / Apartments: 70.5% Hamilton — Houses: 21.4% Hamilton — Townhouses: 8.1%
Bulimba 39.6% flats / apartments
Bulimba — Flats / Apartments: 39.6% Bulimba — Houses: 45.7% Bulimba — Townhouses: 14.7%
Flats / Apartments Houses Townhouses

Property market

Hamilton Bulimba
Median house price $2,570,000 $2,200,000
Median unit price $820,000 $985,000
Median land price $4,675,000 —
Typical days to sell (houses) 40 days
from 32 sales
 24 days
from 91 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.

Hamilton Bulimba
3 bed $1.6M / $1.81M
Hamilton — 3 bed: $1.6M (13 sales) Bulimba — 3 bed: $1.81M (28 sales)

13 vs 28 sales

4 bed $3.3M / $2.16M
Hamilton — 4 bed: $3.3M (13 sales) Bulimba — 4 bed: $2.16M (33 sales)

13 vs 33 sales

5 bed $2.56M / $3M
Hamilton — 5 bed: $2.56M (8 sales) Bulimba — 5 bed: $3M (34 sales)

8 vs 34 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.

Hamilton Bulimba
1 bed $671K / $806K
Hamilton — 1 bed: $671K (82 sales) Bulimba — 1 bed: $806K (7 sales)

82 vs 7 sales

2 bed $943K / $910K
Hamilton — 2 bed: $943K (106 sales) Bulimba — 2 bed: $910K (62 sales)

106 vs 62 sales

3 bed $1.97M / $1.51M
Hamilton — 3 bed: $1.97M (25 sales) Bulimba — 3 bed: $1.51M (24 sales)

25 vs 24 sales

Development activity

Hamilton Bulimba
New dwellings approved 9,382
across Brisbane
same for both
Approvals change year on year +9%
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.

Hamilton Bulimba
Houses 1.8%
$770/wk on $2.25M
 2.8%
$1,200/wk on $2.2M
Units 4.7%
$738/wk on $825K
 2.6%
$800/wk on $1.57M

Ranking within QLD

Hamilton Bulimba
House price —
same for both
Income Higher than 80% of QLD Higher than 96% of QLD
Schools —
same for both
Walkability Higher than 99% of QLD Higher than 96% of QLD
Affordability —
same for both
EV adoption Higher than 98% of QLD Higher than 99% of QLD
NBN connectivity Higher than 96% of QLD Higher than 84% of QLD
Rental yield (houses) Higher than 1% of QLD Higher than 8% of QLD
Rental yield (units) Higher than 58% of QLD Higher than 3% of QLD

Liveability

Hamilton is more walkable (92 vs 82); Bulimba scores higher overall (82 vs 76).

Hamilton Bulimba
Grade A A+
Score 76/100 82/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Hamilton carries more crime risk (81 vs 67).

Hamilton Bulimba
Bushfire None
0/100
same for both
Crime High
81/100
 Moderate
67/100
Flood —
same for both
Coastal erosion None
0/100
same for both
Aircraft noise Moderate
50/100
same for both
Industrial facilities nearby 17
within 5 km
 9
within 5 km

Schools

Hamilton Bulimba
Inside the suburb 1
same for both
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 0 1
Universities within 10 km 3
90 Bowen Terrace, Fortitude Valley QLD 4006, 3.8 km
 3
90 Bowen Terrace, Fortitude Valley QLD 4006, 2.5 km
Full-time students aged 15–24 2.7% 2.8%

Schools in Hamilton

  • Hamilton State School Government · Primary above peers

Schools in Bulimba

  • Bulimba State School Government · Primary below peers

Amenities in the suburb

Hamilton Bulimba
Supermarkets 2 1
Cafes & restaurants 16 24
Parks & reserves 6 11
Childcare 5 4
GPs 3 1
Pharmacies 0 1
Banks & Bank@Post 2 1
Fuel stations 2 1
EV chargers 2 0

Mobility

Bulimba sits further from the CBD (9.3 km vs 6.4 km).

Hamilton Bulimba
Walkability score 92/100 82/100
Distance to Brisbane 6.4 km 9.3 km
+45% vs other
Drive time (normal traffic) 14 min 19 min
Public transport score 87/100
Rail · Bus · Ferry
 79/100
Bus
Peak arrivals per hour 106.2
7-9am + 5-7pm
 124.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.9%
postcode 4007
 3.3%
postcode 4171
Rooftop solar per 100 dwellings 16
postcode 4007
 40
postcode 4171

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.

Hamilton Bulimba
Car (driver) 56.6% / 50.4%
Hamilton — Car (driver): 56.6% Bulimba — Car (driver): 50.4%
Worked from Home 28.0% / 37.4%
Hamilton — Worked from Home: 28.0% Bulimba — Worked from Home: 37.4%
Bus 5.0% / 4.5%
Hamilton — Bus: 5.0% Bulimba — Bus: 4.5%
Car (passenger) 4.1% / 2.9%
Hamilton — Car (passenger): 4.1% Bulimba — Car (passenger): 2.9%
Walked Only 3.6% / 2.7%
Hamilton — Walked Only: 3.6% Bulimba — Walked Only: 2.7%

Bars are drawn against the largest share shown (56.6%).

Setting

Hamilton Bulimba
Elevation 7 m
above sea level, at the suburb centre
 16 m
above sea level, at the suburb centre
Distance to the ocean 5.2 km
4.7 km to a named beach
 6.4 km
4.5 km to a named beach

NBN connectivity

Hamilton Bulimba
Connectivity score 93/100 75/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 79%
4,709 premises
 40%
4,086 premises

Climate

Hamilton Bulimba
Annual rainfall 1,032 mm
same for both
Summer max (Jan) 30.5°C
same for both
Winter min (Jul) 8.9°C
same for both

Air quality (annual mean)

Hamilton Bulimba
PM2.5 5.3 µg/m³
same for both
PM10 15.0 µg/m³
same for both
NO₂ 0.68 pphm
same for both

Council rates

Hamilton Bulimba
Average residential rate $1,519/yr
same for both
Council Brisbane
same for both

Federal electorate

Hamilton Bulimba
Division Brisbane Griffith
Member Madonna Jarrett Renee Coffey
Party Australian Labor Party
same for both

First Home Owner Grant

Hamilton Bulimba
Grant amount $30,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Hamilton

Apartments Inner Parks Professionals Transport Hub Urban

Bulimba

Apartments Cafe Culture Inner Luxury Parks Professionals Urban

More comparisons

Other comparisons with Hamilton

Hamilton vs Morningside Hamilton vs Newstead Hamilton vs Ascot Hamilton vs Murarrie Hamilton vs Albion

Other comparisons with Bulimba

Bulimba vs Morningside Bulimba vs Newstead Bulimba vs Teneriffe Bulimba vs Hawthorne Bulimba vs Balmoral
Full data on Hamilton Full data on Bulimba
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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