Upper Swan vs Bullsbrook

Bullsbrook is the younger of the two, with a median age of 38 against 52 in Upper Swan. In both, the large majority of households own their home and the large majority of homes are detached houses. In Bullsbrook, about half of households are couple families. Houses cost more in Bullsbrook: a median of $810,000, against $660,000 in Upper Swan, and rent is higher there too. Upper Swan is closer to the city centre: 35.6 km, against 47.5 km. On these figures, Upper Swan tends to suit people living alone, older residents, and buyers on a tighter budget, while Bullsbrook suits families with children and 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

Bullsbrook

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (12 vs 2)
  • carries lower crime risk (49/100 vs 88/100)
  • is already more of a family suburb (71% vs 59%)

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

  • Upper Swan has cheaper houses ($660,000 vs $810,000)
  • Bullsbrook leaves households under less mortgage stress (24% vs 29%)

Weighs house prices, land prices, and mortgage stress.

Renters

Upper Swan

ahead on the one thing that separates them

  • has cheaper rent ($300/wk vs $350/wk)

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

Commuting to the city

They split

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

  • Upper Swan sits closer to the CBD (35.6 km vs 47.5 km)
  • Bullsbrook is more walkable (55/100 vs 5/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Bullsbrook

ahead on 3 of the 4 things we measure here

  • is more walkable (55/100 vs 5/100)
  • has more GPs (3 vs 0)
  • carries lower crime risk (49/100 vs 88/100)
  • But Upper Swan has more residents already 65 and over (31% vs 14%)

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

Investors

Bullsbrook

ahead on the one thing that separates them

  • is growing faster (8.1% vs -5.0%)

Weighs house yield and population growth.

Where they sit

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

Upper Swan Bullsbrook
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.

Upper Swan Bullsbrook
Walkability 5 / 55
Upper Swan — Walkability: 5/100 Bullsbrook — Walkability: 55/100
Safety 12 / 51
Upper Swan — Safety: 12/100 Bullsbrook — Safety: 51/100
Low fire risk 23 / 33
Upper Swan — Low fire risk: 23/100 Bullsbrook — Low fire risk: 33/100
Low flood risk 38 / 70
Upper Swan — Low flood risk: 38/100 Bullsbrook — Low flood risk: 70/100

Demographics

Bullsbrook has more residents (5,605 vs 549); Upper Swan skews older (52 vs 38).

Upper Swan Bullsbrook
Population 549 5,605
+921% vs other
Population trend (2016 → 2021) -5.0% +8.1%
Median age 52 38
Median household income $77,064/yr $99,424/yr
+29% vs other
Median weekly rent $300/wk $350/wk
+17% vs other

Age profile

Share of residents in each band, 2021 Census.

Upper Swan Bullsbrook
0-4 3.5% / 5.8%
Upper Swan — 0-4: 3.5% Bullsbrook — 0-4: 5.8%
5-14 8.6% / 13.4%
Upper Swan — 5-14: 8.6% Bullsbrook — 5-14: 13.4%
15-19 6.4% / 6.8%
Upper Swan — 15-19: 6.4% Bullsbrook — 15-19: 6.8%
20-24 3.8% / 7.1%
Upper Swan — 20-24: 3.8% Bullsbrook — 20-24: 7.1%
25-34 6.6% / 13.0%
Upper Swan — 25-34: 6.6% Bullsbrook — 25-34: 13.0%
35-44 8.2% / 11.7%
Upper Swan — 35-44: 8.2% Bullsbrook — 35-44: 11.7%
45-54 16.2% / 15.4%
Upper Swan — 45-54: 16.2% Bullsbrook — 45-54: 15.4%
55-64 14.4% / 13.3%
Upper Swan — 55-64: 14.4% Bullsbrook — 55-64: 13.3%
65-74 20.9% / 9.3%
Upper Swan — 65-74: 20.9% Bullsbrook — 65-74: 9.3%
75-84 8.9% / 3.6%
Upper Swan — 75-84: 8.9% Bullsbrook — 75-84: 3.6%
85+ 1.1% / 0.7%
Upper Swan — 85+: 1.1% Bullsbrook — 85+: 0.7%

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

Who lives together

Household composition, 2021 Census.

Upper Swan 38.9% couple families
Upper Swan — Couple Families: 38.9% Upper Swan — Lone Person: 38.9% Upper Swan — One Parent Families: 19.8% Upper Swan — Group Household: 2.3% Upper Swan — Other Families: 0.0%
Bullsbrook 53.0% couple families
Bullsbrook — Couple Families: 53.0% Bullsbrook — Lone Person: 23.8% Bullsbrook — One Parent Families: 17.9% Bullsbrook — Group Household: 3.5% Bullsbrook — Other Families: 1.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Upper Swan 10.3% renting
Upper Swan — Owned Outright: 49.8% Upper Swan — Mortgage: 39.9% Upper Swan — Renting: 10.3%
Bullsbrook 16.0% renting
Bullsbrook — Owned Outright: 26.9% Bullsbrook — Mortgage: 57.1% Bullsbrook — Renting: 16.0%
Owned outright Mortgage Renting

Qualifications

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

Upper Swan Bullsbrook
Certificate III & IV 17.9% / 20.8%
Upper Swan — Certificate III & IV: 17.9% Bullsbrook — Certificate III & IV: 20.8%
Advanced Diploma / Diploma 6.9% / 6.3%
Upper Swan — Advanced Diploma / Diploma: 6.9% Bullsbrook — Advanced Diploma / Diploma: 6.3%
Bachelor Degree 6.2% / 6.8%
Upper Swan — Bachelor Degree: 6.2% Bullsbrook — Bachelor Degree: 6.8%
Postgraduate Degree 2.0% / 1.1%
Upper Swan — Postgraduate Degree: 2.0% Bullsbrook — Postgraduate Degree: 1.1%
Graduate Diploma / Certificate 1.1% / 0.9%
Upper Swan — Graduate Diploma / Certificate: 1.1% Bullsbrook — Graduate Diploma / Certificate: 0.9%

Bars are drawn against the largest share shown (20.8%).

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.

Upper Swan Bullsbrook
England 7.8% / 8.8%
Upper Swan — England: 7.8% Bullsbrook — England: 8.8%
New Zealand 2.6% / 3.5%
Upper Swan — New Zealand: 2.6% Bullsbrook — New Zealand: 3.5%
Scotland 1.6% / 1.1%
Upper Swan — Scotland: 1.6% Bullsbrook — Scotland: 1.1%
South Africa 0.7% / 1.0%
Upper Swan — South Africa: 0.7% Bullsbrook — South Africa: 1.0%
Italy 1.5% / —
Upper Swan — Italy: 1.5% Bullsbrook — Italy: not among its largest
Philippines 0.9% / 0.4%
Upper Swan — Philippines: 0.9% Bullsbrook — Philippines: 0.4%
Singapore — / 0.5%
Upper Swan — Singapore: not among its largest Bullsbrook — Singapore: 0.5%

Bars are drawn against the largest share shown (8.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Upper Swan 101.0% houses
Upper Swan — Houses: 101.0% Upper Swan — Flats / Apartments: 0.0% Upper Swan — Townhouses: 0.0%
Bullsbrook 99.2% houses
Bullsbrook — Houses: 99.2% Bullsbrook — Flats / Apartments: 0.6% Bullsbrook — Townhouses: 0.2%
Houses Flats / Apartments Townhouses

Property market

Upper Swan Bullsbrook
Median house price $660,000 $810,000
Median unit price —
same for both
Median land price $355,000 $363,000
Typical days to sell (houses) 30 days
from 19 sales
 28 days
from 98 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.

Upper Swan Bullsbrook
3 bed $703K / $715K
Upper Swan — 3 bed: $703K (14 sales) Bullsbrook — 3 bed: $715K (65 sales)

14 vs 65 sales

4 bed $427K / $810K
Upper Swan — 4 bed: $427K (39 sales) Bullsbrook — 4 bed: $810K (135 sales)

39 vs 135 sales

Development activity

Upper Swan Bullsbrook
New dwellings approved 2,486
across Swan
same for both
Approvals change year on year +2%
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.

Upper Swan Bullsbrook
Houses 4.1%
$800/wk on $1M
 4.5%
$778/wk on $900K
Units —
same for both

Ranking within WA

Upper Swan Bullsbrook
House price —
same for both
Income Higher than 40% of WA Higher than 66% of WA
Schools —
same for both
Walkability Higher than 68% of WA Higher than 84% of WA
Affordability —
same for both
EV adoption Higher than 80% of WA Higher than 60% of WA
NBN connectivity Higher than 95% of WA Higher than 80% of WA
Rental yield (houses) Higher than 34% of WA Higher than 57% of WA

Liveability

Bullsbrook is more walkable (55 vs 5); Bullsbrook scores higher overall (37 vs 26).

Upper Swan Bullsbrook
Grade D C
Score 26/100 37/100
Socio-economic band mid-range socio-economic
decile 5/10
 mid-range socio-economic
decile 4/10

Risk profile

Upper Swan carries more flood risk (62 vs 30); Upper Swan carries more crime risk (88 vs 49).

Upper Swan Bullsbrook
Bushfire High
77/100
 Moderate
67/100
Crime High
88/100
 Moderate
49/100
Flood Moderate
62/100
 Low
30/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
 High
100/100
Industrial facilities nearby 2
within 5 km
 0
within 5 km

Schools

Upper Swan Bullsbrook
Inside the suburb 1
same for both
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 0 1

Schools in Upper Swan

  • Upper Swan Primary School Government · Primary at peers

Schools in Bullsbrook

  • Bullsbrook College Government · Combined below peers

Amenities in the suburb

Upper Swan Bullsbrook
Supermarkets 0 1
Cafes & restaurants 1 2
Parks & reserves 2 12
Childcare 1 3
GPs 0 3
Pharmacies 0 1
Banks & Bank@Post 0 1
Fuel stations 3 1
Waterways 2 3

Mobility

Bullsbrook sits further from the CBD (47.5 km vs 35.6 km).

Upper Swan Bullsbrook
Walkability score 5/100 55/100
Distance to Perth 35.6 km 47.5 km
+33% vs other
Drive time (normal traffic) 40 min 41 min
Public transport score 73/100
Bus
 63/100
Bus
Peak arrivals per hour 51.5
7-9am + 5-7pm
 26.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.1%
postcode 6069
 0.5%
postcode 6084
Rooftop solar per 100 dwellings 83
postcode 6069
 97
postcode 6084

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.

Upper Swan Bullsbrook
Car (driver) 79.5% / 78.0%
Upper Swan — Car (driver): 79.5% Bullsbrook — Car (driver): 78.0%
Worked from Home 12.3% / 10.1%
Upper Swan — Worked from Home: 12.3% Bullsbrook — Worked from Home: 10.1%
Walked Only 4.1% / 3.7%
Upper Swan — Walked Only: 4.1% Bullsbrook — Walked Only: 3.7%
Car (passenger) 2.7% / 4.6%
Upper Swan — Car (passenger): 2.7% Bullsbrook — Car (passenger): 4.6%
Bus 1.4% / 2.0%
Upper Swan — Bus: 1.4% Bullsbrook — Bus: 2.0%

Bars are drawn against the largest share shown (79.5%).

Setting

Upper Swan Bullsbrook
Elevation 23 m
above sea level, at the suburb centre
 52 m
above sea level, at the suburb centre
Distance to the ocean 28.7 km 30.2 km

NBN connectivity

Upper Swan Bullsbrook
Connectivity score 87/100 67/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 75%
574 premises
 44%
2,734 premises

Climate

Upper Swan Bullsbrook
Annual rainfall 592 mm
same for both
Summer max (Jan) 33.5°C
same for both
Winter min (Jul) 8.5°C
same for both

Council rates

Upper Swan Bullsbrook
Average residential rate $2,699/yr
same for both
Council Swan
same for both

Federal electorate

Upper Swan Bullsbrook
Division Hasluck Durack
Member Tania Lawrence Melissa Price
Party Australian Labor Party Liberal

First Home Owner Grant

Upper Swan Bullsbrook
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Upper Swan

Acreage Outer Retirees

Bullsbrook

Acreage Outer Parks Quiet

More comparisons

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Other comparisons with Bullsbrook

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Full data on Upper Swan Full data on Bullsbrook
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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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