Hensley Park vs Bulart
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, Hensley Park tends to suit people living alone and older residents, while Bulart suits families with children.
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
Bulart
ahead on 3 of the 6 things we measure here
- has more parks and reserves (3 vs 0)
- carries lower crime risk (12/100 vs 28/100)
- is already more of a family suburb (85% vs 65%)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Bulart
ahead on the one thing that separates them
- leaves households under less mortgage stress (14% vs 28%)
Weighs mortgage stress.
Renters
Hensley Park
ahead on the one thing that separates them
- has cheaper rent ($231/wk vs $250/wk)
Weighs rent, rental stress, and how much is for rent.
Commuting to the city
Hensley Park
ahead on 2 of the 3 things we measure here
- has a shorter drive in (220 min vs 233 min)
- sits closer to the CBD (313 km vs 330.4 km)
Weighs distance, drive time, and walkability.
Downsizers and retirees
They split
one each way, out of the 4 things we measure here
- Hensley Park has more residents already 65 and over (27% vs 10%)
- Bulart carries lower crime risk (12/100 vs 28/100)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Hensley Park
ahead on the one thing that separates them
- is growing faster (27.1% vs 11.8%)
Weighs population growth.
Where they sit
Hensley Park and Bulart drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Bulart has more residents (104 vs 75); Bulart has higher household incomes ($108,316 vs $85,748).
| Hensley Park | Bulart | |
|---|---|---|
| Population | 75 | 104 +39% vs other |
| Population trend (2016 → 2021) | +27.1% | +11.8% |
| Median age | 40 | 38 |
| Median household income | $85,748/yr | $108,316/yr +26% vs other |
| Median weekly rent | $231/wk | $250/wk +8% vs other |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (27.9%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
What people live in
Occupied private dwellings by structure, 2021 Census.
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (18.3%).
Zoning mix
| Hensley Park | Bulart | |
|---|---|---|
| Rural and farming | 98% | 99% |
| Other and special use | 1% | 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
| Hensley Park | Bulart | |
|---|---|---|
| New dwellings approved | 43 across Southern Grampians same for both | |
| Approvals change year on year | +200% same for both | |
Ranking within VIC
| Hensley Park | Bulart | |
|---|---|---|
| House price | — same for both | |
| Income | Higher than 56% of VIC | Higher than 80% of VIC |
| Schools | — same for both | |
| Walkability | Higher than 37% of VIC | Higher than 14% of VIC |
| Affordability | — same for both | |
| EV adoption | Higher than 16% of VIC | Higher than 63% of VIC |
| NBN connectivity | Higher than 43% of VIC | Higher than 40% of VIC |
Liveability
| Hensley Park | Bulart | |
|---|---|---|
| Grade | — same for both | |
| Score | — same for both | |
| Socio-economic band | very advantaged area decile 9/10 | very advantaged area decile 10/10 |
Risk profile
Hensley Park carries more crime risk (28 vs 12).
| Hensley Park | Bulart | |
|---|---|---|
| Bushfire | Low 11/100 | Low 13/100 |
| Crime | Low 28/100 | Low 12/100 |
| Flood | None 0/100 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
| Hensley Park | Bulart | |
|---|---|---|
| Inside the suburb | 0 same for both | |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 same for both | |
| Rated below peers | 0 same for both | |
Amenities in the suburb
| Hensley Park | Bulart | |
|---|---|---|
| Parks & reserves | 0 | 3 |
| Waterways | 5 | 3 |
Mobility
Bulart sits further from the CBD (330.4 km vs 313 km).
| Hensley Park | Bulart | |
|---|---|---|
| Walkability score | 0/100 same for both | |
| Distance to Melbourne | 313 km | 330.4 km +6% vs other |
| Drive time (normal traffic) | 220 min | 233 min |
| Electric vehicle share | 0.2% postcode 3301 | 0.7% postcode 3314 |
| Rooftop solar per 100 dwellings | 32 postcode 3301 | 40 postcode 3314 |
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.
Bars are drawn against the largest share shown (60.4%).
Setting
| Hensley Park | Bulart | |
|---|---|---|
| Elevation | 231 m above sea level, at the suburb centre | 236 m above sea level, at the suburb centre |
NBN connectivity
| Hensley Park | Bulart | |
|---|---|---|
| Connectivity score | 29/100 same for both | |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 40 premises | 0% 45 premises |
Climate
| Hensley Park | Bulart | |
|---|---|---|
| Annual rainfall | 604 mm same for both | |
| Summer max (Jan) | 26.5°C same for both | |
| Winter min (Jul) | 4.7°C same for both | |
Council rates
| Hensley Park | Bulart | |
|---|---|---|
| Average residential rate | $1,892/yr same for both | |
| Council | Southern Grampians same for both | |
Federal electorate
| Hensley Park | Bulart | |
|---|---|---|
| Division | Wannon same for both | |
| Member | Dan Tehan same for both | |
| Party | Liberal same for both | |
First Home Owner Grant
| Hensley Park | Bulart | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $750,000 same for both | |
| Eligibility | New same for both | |
Tags
More comparisons
Other comparisons with Hensley Park
Other comparisons with Bulart
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.