Hazelbrook vs Bullaburra

Hazelbrook is the younger of the two, with a median age of 41 against 45 in Bullaburra. In both, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are couple families.

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

Hazelbrook

ahead on 3 of the 6 things we measure here

  • has more schools inside the suburb (4 vs 0)
  • has more childcare (3 vs 0)
  • has more parks and reserves (9 vs 3)
  • But Bullaburra carries lower crime risk (25/100 vs 36/100)

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

First-home buyers

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs house prices, land prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

Hazelbrook

ahead on 3 of the 4 things we measure here

  • is more walkable (71/100 vs 35/100)
  • has a shorter drive in (71 min vs 77 min)
  • sits closer to the CBD (85.4 km vs 90.8 km)

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

Downsizers and retirees

Hazelbrook

ahead on 2 of the 5 things we measure here

  • has more GPs (2 vs 0)
  • is more walkable (71/100 vs 35/100)
  • But Bullaburra carries lower crime risk (25/100 vs 36/100)

Weighs smaller dwellings, 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

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

Hazelbrook Bullaburra
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.

Hazelbrook Bullaburra
Walkability 71 / 35
Hazelbrook — Walkability: 71/100 Bullaburra — Walkability: 35/100
Safety 64 / 75
Hazelbrook — Safety: 64/100 Bullaburra — Safety: 75/100
Low fire risk 6 / 4
Hazelbrook — Low fire risk: 6/100 Bullaburra — Low fire risk: 4/100

Demographics

Hazelbrook has more residents (5,077 vs 1,300); Bullaburra skews older (45 vs 41).

Hazelbrook Bullaburra
Population 5,077
+74% vs other
 1,300
Population trend (2016 → 2021) +2.1% +5.7%
Median age 41 45
Median household income $93,288/yr
+2% vs other
 $91,780/yr
Median weekly rent $400/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

Hazelbrook Bullaburra
0-4 5.2% / 4.2%
Hazelbrook — 0-4: 5.2% Bullaburra — 0-4: 4.2%
5-14 14.3% / 12.8%
Hazelbrook — 5-14: 14.3% Bullaburra — 5-14: 12.8%
15-19 6.7% / 5.8%
Hazelbrook — 15-19: 6.7% Bullaburra — 15-19: 5.8%
20-24 4.8% / 4.7%
Hazelbrook — 20-24: 4.8% Bullaburra — 20-24: 4.7%
25-34 10.2% / 9.3%
Hazelbrook — 25-34: 10.2% Bullaburra — 25-34: 9.3%
35-44 13.6% / 12.6%
Hazelbrook — 35-44: 13.6% Bullaburra — 35-44: 12.6%
45-54 14.5% / 15.5%
Hazelbrook — 45-54: 14.5% Bullaburra — 45-54: 15.5%
55-64 13.0% / 16.6%
Hazelbrook — 55-64: 13.0% Bullaburra — 55-64: 16.6%
65-74 11.2% / 12.0%
Hazelbrook — 65-74: 11.2% Bullaburra — 65-74: 12.0%
75-84 5.3% / 5.6%
Hazelbrook — 75-84: 5.3% Bullaburra — 75-84: 5.6%
85+ 1.2% / 0.7%
Hazelbrook — 85+: 1.2% Bullaburra — 85+: 0.7%

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

Who lives together

Household composition, 2021 Census.

Hazelbrook 45.6% couple families
Hazelbrook — Couple Families: 45.6% Hazelbrook — Lone Person: 32.9% Hazelbrook — One Parent Families: 17.4% Hazelbrook — Group Household: 2.9% Hazelbrook — Other Families: 1.2%
Bullaburra 47.1% couple families
Bullaburra — Couple Families: 47.1% Bullaburra — Lone Person: 37.1% Bullaburra — One Parent Families: 13.5% Bullaburra — Group Household: 2.3% Bullaburra — Other Families: 0.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Hazelbrook 15.1% renting
Hazelbrook — Owned Outright: 37.1% Hazelbrook — Mortgage: 47.7% Hazelbrook — Renting: 15.1%
Bullaburra 15.0% renting
Bullaburra — Owned Outright: 38.1% Bullaburra — Mortgage: 46.9% Bullaburra — Renting: 15.0%
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.

Hazelbrook Bullaburra
England 4.9% / 4.5%
Hazelbrook — England: 4.9% Bullaburra — England: 4.5%
New Zealand 1.4% / 1.5%
Hazelbrook — New Zealand: 1.4% Bullaburra — New Zealand: 1.5%
Germany 0.7% / 1.1%
Hazelbrook — Germany: 0.7% Bullaburra — Germany: 1.1%
Scotland 0.6% / 1.1%
Hazelbrook — Scotland: 0.6% Bullaburra — Scotland: 1.1%
Netherlands 0.5% / 0.6%
Hazelbrook — Netherlands: 0.5% Bullaburra — Netherlands: 0.6%

Bars are drawn against the largest share shown (4.9%).

Qualifications

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

Hazelbrook Bullaburra
Certificate III & IV 15.5% / 15.8%
Hazelbrook — Certificate III & IV: 15.5% Bullaburra — Certificate III & IV: 15.8%
Bachelor Degree 14.7% / 13.6%
Hazelbrook — Bachelor Degree: 14.7% Bullaburra — Bachelor Degree: 13.6%
Advanced Diploma / Diploma 9.8% / 11.8%
Hazelbrook — Advanced Diploma / Diploma: 9.8% Bullaburra — Advanced Diploma / Diploma: 11.8%
Postgraduate Degree 6.2% / 6.1%
Hazelbrook — Postgraduate Degree: 6.2% Bullaburra — Postgraduate Degree: 6.1%
Graduate Diploma / Certificate 2.7% / 4.4%
Hazelbrook — Graduate Diploma / Certificate: 2.7% Bullaburra — Graduate Diploma / Certificate: 4.4%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Hazelbrook 96.5% houses
Hazelbrook — Houses: 96.5% Hazelbrook — Townhouses: 2.6% Hazelbrook — Flats / Apartments: 0.8%
Bullaburra 98.4% houses
Bullaburra — Houses: 98.4% Bullaburra — Townhouses: 0.6% Bullaburra — Flats / Apartments: 1.0%
Houses Townhouses Flats / Apartments

Property market

Hazelbrook Bullaburra
Median house price $905,000 $890,000
Median unit price — $662,500
Median land price $469,000 $507,500
Typical days to sell (houses) 38 days
from 44 sales
 36 days
from 13 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.

Hazelbrook Bullaburra
3 bed $872K / $852K
Hazelbrook — 3 bed: $872K (77 sales) Bullaburra — 3 bed: $852K (18 sales)

77 vs 18 sales

4 bed $1.06M / $1.05M
Hazelbrook — 4 bed: $1.06M (45 sales) Bullaburra — 4 bed: $1.05M (11 sales)

45 vs 11 sales

Zoning mix

Hazelbrook Bullaburra
Environmental 92% 93%
Residential 3% 0%
Infrastructure and transport 1% 3%
Other and special use 1% 3%
Parks and recreation 2% 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

Hazelbrook Bullaburra
New dwellings approved 123
across Blue Mountains
same for both
Approvals change year on year +14%
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.

Hazelbrook Bullaburra
Houses 4.0%
$730/wk on $950K
 —
Units —
same for both

Ranking within NSW

Hazelbrook Bullaburra
House price Higher than 41% of NSW Higher than 47% of NSW
Income Higher than 60% of NSW Higher than 59% of NSW
Schools Higher than 53% of NSW —
Walkability Higher than 89% of NSW Higher than 77% of NSW
Affordability Higher than 69% of NSW Higher than 62% of NSW
EV adoption Higher than 86% of NSW Higher than 96% of NSW
NBN connectivity Higher than 94% of NSW Higher than 65% of NSW
Rental yield (houses) Higher than 73% of NSW —

Liveability

Hazelbrook is more walkable (71 vs 35).

Hazelbrook Bullaburra
Grade C
same for both
Score 47/100 44/100
Socio-economic band advantaged area
decile 7/10
 very advantaged area
decile 9/10

Risk profile

Hazelbrook carries more crime risk (36 vs 25).

Hazelbrook Bullaburra
Bushfire High
94/100
 High
96/100
Crime Low
36/100
 Low
25/100
Flood Not mapped
no mapped data here
same for both
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

Hazelbrook Bullaburra
Inside the suburb 4 0
Rated above peers 1 0
Rated at peers 1 0
Rated below peers 1 0

Schools in Hazelbrook

  • Hazelbrook Public School Government · Primary above peers
  • Korowal School Independent · Combined at peers
  • Blue Mountains Steiner School Independent · Primary below peers
  • Aspect Western Sydney School, Lawson Independent · Primary · Special school

Schools in Bullaburra

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

Amenities in the suburb

Hazelbrook Bullaburra
Supermarkets 1 0
Cafes & restaurants 7 0
Parks & reserves 9 3
Childcare 3 0
GPs 2 0
Pharmacies 1 0
Banks & Bank@Post 1 0
Fuel stations 1 0
Waterways 5 0

Mobility

Bullaburra sits further from the CBD (90.8 km vs 85.4 km).

Hazelbrook Bullaburra
Walkability score 71/100 35/100
Distance to Sydney 85.4 km 90.8 km
+6% vs other
Drive time (normal traffic) 71 min 77 min
Public transport score 87/100
Rail · Bus
 50/100
Rail · Bus
Peak arrivals per hour 54.0
7-9am + 5-7pm
 6.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 8 min
scheduled, not actual
Electric vehicle share 1.4%
postcode 2779
 2.5%
postcode 2784
Rooftop solar per 100 dwellings 45
postcode 2779
 48
postcode 2784

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.

Hazelbrook Bullaburra
Car (driver) 52.2% / 51.4%
Hazelbrook — Car (driver): 52.2% Bullaburra — Car (driver): 51.4%
Worked from Home 41.7% / 43.9%
Hazelbrook — Worked from Home: 41.7% Bullaburra — Worked from Home: 43.9%
Train 2.4% / 2.6%
Hazelbrook — Train: 2.4% Bullaburra — Train: 2.6%
Car (passenger) 2.2% / 1.2%
Hazelbrook — Car (passenger): 2.2% Bullaburra — Car (passenger): 1.2%
Walked Only 1.2% / 1.0%
Hazelbrook — Walked Only: 1.2% Bullaburra — Walked Only: 1.0%

Bars are drawn against the largest share shown (52.2%).

Setting

Hazelbrook Bullaburra
Elevation 649 m
above sea level, at the suburb centre
 743 m
above sea level, at the suburb centre

NBN connectivity

Hazelbrook Bullaburra
Connectivity score 90/100 45/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 61%
2,227 premises
 0%
638 premises

Climate

Hazelbrook Bullaburra
Annual rainfall 1,496 mm
same for both
Summer max (Jan) 23.6°C
same for both
Winter min (Jul) 3.7°C
same for both

Air quality (annual mean)

Hazelbrook Bullaburra
PM2.5 7.2 µg/m³
same for both
PM10 16.3 µg/m³
same for both
NO₂ 0.6 pphm
same for both

Council rates

Hazelbrook Bullaburra
Average residential rate $2,080/yr
same for both
Council Blue Mountains
same for both

Federal electorate

Hazelbrook Bullaburra
Division Macquarie
same for both
Member Susan Templeman
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Hazelbrook Bullaburra
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Hazelbrook

Acreage Quiet Transport Hub

Bullaburra

Acreage Trains

More comparisons

Other comparisons with Hazelbrook

Hazelbrook vs Lawson Hazelbrook vs Woodford Hazelbrook vs Linden

Other comparisons with Bullaburra

Bullaburra vs Wentworth Falls Bullaburra vs Lawson
Full data on Hazelbrook Full data on Bullaburra
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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