Keilor North vs Bulla

Bulla is the younger of the two, with a median age of 45 against 60 in Keilor North. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Keilor North is closer to the city centre: 25 km, against 30.4 km. On these figures, Keilor North tends to suit couples.

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

They split

one each way, out of the 6 things we measure here

  • Keilor North is already more of a family suburb (100% vs 73%)
  • Bulla has more parks and reserves (4 vs 1)

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

First-home buyers

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs mortgage stress.

Renters

Keilor North

ahead on the one thing that separates them

  • has cheaper rent ($300/wk vs $348/wk)

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

Commuting to the city

Keilor North

ahead on 3 of the 3 things we measure here

  • is more walkable (18/100 vs 0/100)
  • sits closer to the CBD (25 km vs 30.4 km)
  • has a shorter drive in (29 min vs 35 min)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Keilor North

ahead on 2 of the 4 things we measure here

  • is more walkable (18/100 vs 0/100)
  • has more residents already 65 and over (30% vs 23%)

Weighs 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

Keilor North 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.

Keilor North 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.

Keilor North Bulla
Walkability 18 / 0
Keilor North — Walkability: 18/100 Bulla — Walkability: 0/100
Safety 1 / 9
Keilor North — Safety: 1/100 Bulla — Safety: 9/100
Low fire risk 79 / 68
Keilor North — Low fire risk: 79/100 Bulla — Low fire risk: 68/100
Low flood risk 42 / 75
Keilor North — Low flood risk: 42/100 Bulla — Low flood risk: 75/100

Demographics

Bulla has more residents (668 vs 67); Keilor North skews older (60 vs 45).

Keilor North Bulla
Population 67 668
+897% vs other
Population trend (2016 → 2021) +0.0% -1.0%
Median age 60 45
Median household income $73,112/yr $90,376/yr
+24% vs other
Median weekly rent $300/wk $348/wk
+16% vs other

Age profile

Share of residents in each band, 2021 Census.

Keilor North Bulla
0-4 — / 4.0%
Keilor North — 0-4: not among its largest Bulla — 0-4: 4.0%
5-14 6.0% / 10.8%
Keilor North — 5-14: 6.0% Bulla — 5-14: 10.8%
15-19 10.4% / 6.1%
Keilor North — 15-19: 10.4% Bulla — 15-19: 6.1%
20-24 6.0% / 6.4%
Keilor North — 20-24: 6.0% Bulla — 20-24: 6.4%
25-34 13.4% / 11.1%
Keilor North — 25-34: 13.4% Bulla — 25-34: 11.1%
35-44 4.5% / 11.5%
Keilor North — 35-44: 4.5% Bulla — 35-44: 11.5%
45-54 6.0% / 16.6%
Keilor North — 45-54: 6.0% Bulla — 45-54: 16.6%
55-64 17.9% / 12.3%
Keilor North — 55-64: 17.9% Bulla — 55-64: 12.3%
65-74 20.9% / 14.5%
Keilor North — 65-74: 20.9% Bulla — 65-74: 14.5%
75-84 9.0% / 7.2%
Keilor North — 75-84: 9.0% Bulla — 75-84: 7.2%
85+ — / 1.5%
Keilor North — 85+: not among its largest Bulla — 85+: 1.5%

Bars are drawn against the largest share shown (20.9%).

Who lives together

Household composition, 2021 Census.

Keilor North 100.0% couple families
Keilor North — Couple Families: 100.0% Keilor North — Lone Person: 0.0% Keilor North — One Parent Families: 0.0% Keilor North — Group Household: 0.0% Keilor North — Other Families: 0.0%
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.

Keilor North 11.5% renting
Keilor North — Owned Outright: 38.5% Keilor North — Mortgage: 50.0% Keilor North — Renting: 11.5%
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.

Keilor North Bulla
Certificate III & IV 10.4% / 18.4%
Keilor North — Certificate III & IV: 10.4% Bulla — Certificate III & IV: 18.4%
Advanced Diploma / Diploma 11.9% / 8.2%
Keilor North — Advanced Diploma / Diploma: 11.9% Bulla — Advanced Diploma / Diploma: 8.2%
Bachelor Degree 7.5% / 7.0%
Keilor North — Bachelor Degree: 7.5% Bulla — Bachelor Degree: 7.0%
Postgraduate Degree 4.5% / 1.9%
Keilor North — Postgraduate Degree: 4.5% Bulla — Postgraduate Degree: 1.9%
Graduate Diploma / Certificate — / 1.6%
Keilor North — Graduate Diploma / Certificate: not among its largest 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.

Keilor North Bulla
Italy 11.9% / 4.0%
Keilor North — Italy: 11.9% Bulla — Italy: 4.0%
Greece 9.0% / —
Keilor North — Greece: 9.0% Bulla — Greece: not among its largest
India 6.0% / 0.6%
Keilor North — India: 6.0% Bulla — India: 0.6%
England 6.0% / —
Keilor North — England: 6.0% Bulla — England: not among its largest
New Zealand — / 1.0%
Keilor North — New Zealand: not among its largest Bulla — New Zealand: 1.0%
Malaysia — / 1.0%
Keilor North — Malaysia: not among its largest Bulla — Malaysia: 1.0%
China — / 0.9%
Keilor North — China: not among its largest Bulla — China: 0.9%
Scotland — / 0.9%
Keilor North — Scotland: not among its largest Bulla — Scotland: 0.9%

Bars are drawn against the largest share shown (11.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Keilor North 100.0% houses
Keilor North — Houses: 100.0%
Bulla 100.9% houses
Bulla — Houses: 100.9%
Houses

Property market

Keilor North Bulla
Median house price — $980,000
Median unit price —
same for both
Median land price — $395,000
Typical days to sell (houses) — 46 days
from 4 sales

Zoning mix

Bulla has more rural and farming land (80% vs 27%); Keilor North has more land zoned for conservation (14% vs 3%).

Keilor North Bulla
Rural and farming 27% 80%
Parks and recreation 49% 2%
Environmental 14% 3%
Infrastructure and transport 9% 2%
Residential 0% 8%
Other and special use 0% 5%
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

Keilor North Bulla
New dwellings approved 670
across Brimbank
 3,063
across Hume
Approvals change year on year +40% +0%

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.

Keilor North Bulla
Houses — 2.1%
$600/wk on $1.48M
Units —
same for both

Ranking within VIC

Keilor North Bulla
House price —
same for both
Income Higher than 38% of VIC Higher than 60% of VIC
Schools —
same for both
Walkability Higher than 78% of VIC Higher than 39% of VIC
Affordability —
same for both
EV adoption Higher than 75% of VIC Higher than 38% of VIC
NBN connectivity Higher than 79% of VIC Higher than 61% of VIC
Rental yield (houses) — Higher than 1% of VIC

Liveability

Keilor North is more walkable (18 vs 0).

Keilor North Bulla
Grade — C
Score — 39/100
Socio-economic band very advantaged area
decile 10/10
 mid-range socio-economic
decile 6/10

Risk profile

Keilor North carries more flood risk (58 vs 25); Bulla carries more bushfire risk (32 vs 21).

Keilor North Bulla
Bushfire Low
21/100
 Low
32/100
Crime High
99/100
 High
91/100
Flood Moderate
58/100
 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

Keilor North Bulla
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

Keilor North Bulla
Cafes & restaurants 0 1
Parks & reserves 1 4
Banks & Bank@Post 0 1
Fuel stations 1
same for both
Waterways 1 3

Mobility

Bulla sits further from the CBD (30.4 km vs 25 km).

Keilor North Bulla
Walkability score 18/100 0/100
Distance to Melbourne 25 km 30.4 km
+22% vs other
Drive time (normal traffic) 29 min 35 min
Electric vehicle share 1.0%
postcode 3036
 0.4%
postcode 3428
Rooftop solar per 100 dwellings 30
postcode 3036
 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.

Keilor North Bulla
Car (driver) 82.6% / 71.0%
Keilor North — Car (driver): 82.6% Bulla — Car (driver): 71.0%
Worked from Home 17.4% / 22.0%
Keilor North — Worked from Home: 17.4% Bulla — Worked from Home: 22.0%
Car (passenger) — / 3.9%
Keilor North — Car (passenger): not among its largest Bulla — Car (passenger): 3.9%
Walked Only — / 1.9%
Keilor North — Walked Only: not among its largest Bulla — Walked Only: 1.9%
Bus — / 1.2%
Keilor North — Bus: not among its largest Bulla — Bus: 1.2%

Bars are drawn against the largest share shown (82.6%).

Setting

Keilor North Bulla
Elevation 111 m
above sea level, at the suburb centre
 150 m
above sea level, at the suburb centre
Distance to the ocean 20.4 km 25.2 km

NBN connectivity

Keilor North Bulla
Connectivity score 70/100 30/100
Most common technology Fibre to the premises Fixed wireless
Full-fibre (FTTP) share 45%
31 premises
 0%
263 premises

Climate

Keilor North 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)

Keilor North Bulla
PM2.5 —
same for both
PM10 18.9 µg/m³
same for both
NO₂ —
same for both

Council rates

Keilor North Bulla
Average residential rate $1,847/yr $1,715/yr
Council Brimbank Hume

Federal electorate

Keilor North Bulla
Division Hawke
same for both
Member Sam Rae
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Keilor North

Multicultural Outer Retirees

Bulla

Outer

More comparisons

Other comparisons with Keilor North

Keilor North vs Taylors Lakes Keilor North vs Keilor Keilor North vs Diggers Rest Keilor North vs Keilor Lodge Keilor North vs Melbourne Airport

Other comparisons with Bulla

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

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