Warragul vs Buln Buln

In both, the large majority of households own their home and the large majority of homes are detached houses. In Buln Buln, most households are couple families. On these figures, Warragul tends to suit people living alone and older residents, while Buln Buln suits 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

  • Warragul has more parks and reserves (33 vs 0)
  • Buln Buln carries lower crime risk (48/100 vs 84/100)

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

First-home buyers

Warragul

ahead on the one thing that separates them

  • has cheaper land ($630,000 vs $1,285,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Buln Buln

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (14% vs 20%)
  • has cheaper rent ($258/wk vs $321/wk)
  • But Warragul has a bigger rental market to choose from (23% vs 6%)

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

Commuting to the city

Warragul

ahead on the one thing that separates them

  • is more walkable (84/100 vs 13/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Warragul

ahead on 3 of the 4 things we measure here

  • has more GPs (6 vs 0)
  • is more walkable (84/100 vs 13/100)
  • has more residents already 65 and over (22% vs 13%)
  • But Buln Buln carries lower crime risk (48/100 vs 84/100)

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

Investors

Warragul

ahead on the one thing that separates them

  • is growing faster (26.0% vs 0.5%)

Weighs population growth.

Where they sit

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

Warragul Buln Buln
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.

Warragul Buln Buln
Walkability 84 / 13
Warragul — Walkability: 84/100 Buln Buln — Walkability: 13/100
Safety 16 / 52
Warragul — Safety: 16/100 Buln Buln — Safety: 52/100
Low fire risk 71 / 1
Warragul — Low fire risk: 71/100 Buln Buln — Low fire risk: 1/100
Low flood risk 59 / 70
Warragul — Low flood risk: 59/100 Buln Buln — Low flood risk: 70/100

Demographics

Warragul has more residents (19,856 vs 551); Warragul rents higher ($321/wk vs $258/wk).

Warragul Buln Buln
Population 19,856
+97% vs other
 551
Population trend (2016 → 2021) +26.0% +0.5%
Median age 40
same for both
Median household income $81,276/yr $99,632/yr
+23% vs other
Median weekly rent $321/wk
+20% vs other
 $258/wk

Age profile

Share of residents in each band, 2021 Census.

Warragul Buln Buln
0-4 6.2% / 4.2%
Warragul — 0-4: 6.2% Buln Buln — 0-4: 4.2%
5-14 12.1% / 16.9%
Warragul — 5-14: 12.1% Buln Buln — 5-14: 16.9%
15-19 5.6% / 6.9%
Warragul — 15-19: 5.6% Buln Buln — 15-19: 6.9%
20-24 5.4% / 6.4%
Warragul — 20-24: 5.4% Buln Buln — 20-24: 6.4%
25-34 13.5% / 7.1%
Warragul — 25-34: 13.5% Buln Buln — 25-34: 7.1%
35-44 11.6% / 12.5%
Warragul — 35-44: 11.6% Buln Buln — 35-44: 12.5%
45-54 12.0% / 16.3%
Warragul — 45-54: 12.0% Buln Buln — 45-54: 16.3%
55-64 12.0% / 14.7%
Warragul — 55-64: 12.0% Buln Buln — 55-64: 14.7%
65-74 11.4% / 10.2%
Warragul — 65-74: 11.4% Buln Buln — 65-74: 10.2%
75-84 7.3% / 3.1%
Warragul — 75-84: 7.3% Buln Buln — 75-84: 3.1%
85+ 2.9% / —
Warragul — 85+: 2.9% Buln Buln — 85+: not among its largest

Bars are drawn against the largest share shown (16.9%).

Who lives together

Household composition, 2021 Census.

Warragul 41.4% couple families
Warragul — Couple Families: 41.4% Warragul — Lone Person: 37.9% Warragul — One Parent Families: 16.1% Warragul — Other Families: 1.3% Warragul — Group Household: 3.3%
Buln Buln 66.1% couple families
Buln Buln — Couple Families: 66.1% Buln Buln — Lone Person: 18.2% Buln Buln — One Parent Families: 13.2% Buln Buln — Other Families: 2.5% Buln Buln — Group Household: 0.0%
Couple Families Lone Person One Parent Families Other Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Warragul 23.1% renting
Warragul — Owned Outright: 38.4% Warragul — Mortgage: 38.5% Warragul — Renting: 23.1%
Buln Buln 6.1% renting
Buln Buln — Owned Outright: 43.0% Buln Buln — Mortgage: 50.9% Buln Buln — Renting: 6.1%
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.

Warragul Buln Buln
England 3.4% / 1.6%
Warragul — England: 3.4% Buln Buln — England: 1.6%
Netherlands 0.7% / 0.7%
Warragul — Netherlands: 0.7% Buln Buln — Netherlands: 0.7%
New Zealand 1.1% / —
Warragul — New Zealand: 1.1% Buln Buln — New Zealand: not among its largest
India 1.0% / —
Warragul — India: 1.0% Buln Buln — India: not among its largest
Scotland 0.5% / —
Warragul — Scotland: 0.5% Buln Buln — Scotland: not among its largest

Bars are drawn against the largest share shown (3.4%).

Qualifications

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

Warragul Buln Buln
Certificate III & IV 16.6% / 18.7%
Warragul — Certificate III & IV: 16.6% Buln Buln — Certificate III & IV: 18.7%
Bachelor Degree 10.9% / 12.3%
Warragul — Bachelor Degree: 10.9% Buln Buln — Bachelor Degree: 12.3%
Advanced Diploma / Diploma 8.4% / 5.1%
Warragul — Advanced Diploma / Diploma: 8.4% Buln Buln — Advanced Diploma / Diploma: 5.1%
Postgraduate Degree 3.2% / 2.7%
Warragul — Postgraduate Degree: 3.2% Buln Buln — Postgraduate Degree: 2.7%
Graduate Diploma / Certificate 2.5% / 2.7%
Warragul — Graduate Diploma / Certificate: 2.5% Buln Buln — Graduate Diploma / Certificate: 2.7%

Bars are drawn against the largest share shown (18.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Warragul 87.9% houses
Warragul — Houses: 87.9% Warragul — Flats / Apartments: 6.9% Warragul — Townhouses: 5.2%
Buln Buln 100.0% houses
Buln Buln — Houses: 100.0% Buln Buln — Flats / Apartments: 0.0% Buln Buln — Townhouses: 0.0%
Houses Flats / Apartments Townhouses

Property market

Warragul Buln Buln
Median house price $652,000 $614,500
Median unit price $434,500 —
Median land price $630,000 $1,285,000
Typical days to sell (houses) 48 days
from 337 sales
 —

Zoning mix

Buln Buln has more rural and farming land (95% vs 39%).

Warragul Buln Buln
Rural and farming 39% 95%
Residential 50% 3%
Infrastructure and transport 5% 1%
Parks and recreation 3% 0%
Industrial 2% 0%
Commercial 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

Warragul Buln Buln
New dwellings approved 619
across Baw Baw
same for both
Approvals change year on year +49%
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.

Warragul Buln Buln
Houses 4.3%
$600/wk on $729K
 —
Units 5.4%
$510/wk on $489K
 —

Ranking within VIC

Warragul Buln Buln
House price Higher than 32% of VIC —
Income Higher than 49% of VIC Higher than 72% of VIC
Schools Higher than 31% of VIC —
Walkability Higher than 94% of VIC Higher than 76% of VIC
Affordability Higher than 70% of VIC —
EV adoption Higher than 66% of VIC Higher than 58% of VIC
NBN connectivity Higher than 82% of VIC Higher than 69% of VIC
Rental yield (houses) Higher than 84% of VIC —
Rental yield (units) Higher than 80% of VIC —

Liveability

Warragul is more walkable (84 vs 13).

Warragul Buln Buln
Grade C
same for both
Score 38/100 40/100
Socio-economic band mid-range socio-economic
decile 5/10
 very advantaged area
decile 9/10

Risk profile

Buln Buln carries more bushfire risk (99 vs 29); Warragul carries more crime risk (84 vs 48).

Warragul Buln Buln
Bushfire Low
29/100
 High
99/100
Crime High
84/100
 Moderate
48/100
Flood Moderate
41/100
 Low
30/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 0
within 5 km

Schools

Warragul Buln Buln
Inside the suburb 10 1
Rated above peers 0
same for both
Rated at peers 4 0
Rated below peers 3 1

Schools in Warragul

  • St Angela of the Cross Primary School Catholic · Primary at peers
  • Warragul Primary School Government · Primary at peers
  • Warragul Regional College Government · Secondary at peers
  • ECG Secondary College Independent · Secondary · Special school at peers
  • Marist-Sion College Catholic · Secondary below peers
  • St Joseph's School Catholic · Primary below peers

Schools in Buln Buln

  • Buln Buln Primary School Government · Primary below peers

Amenities in the suburb

Warragul Buln Buln
Supermarkets 3 0
Cafes & restaurants 28 0
Parks & reserves 33 0
Childcare 17 1
GPs 6 0
Pharmacies 6 0
Hospitals 1 0
Police stations 1 0
Banks & Bank@Post 6 0
Fuel stations 8 0
EV chargers 1 0
Waterways 7 0

Mobility

Warragul Buln Buln
Walkability score 84/100 13/100
Distance to Melbourne 104.3 km 104.6 km
Drive time (normal traffic) 81 min 83 min
Electric vehicle share 0.7%
postcode 3820
 0.6%
postcode 3821
Rooftop solar per 100 dwellings 45
postcode 3820
 55
postcode 3821

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.

Warragul Buln Buln
Car (driver) 74.1% / 69.5%
Warragul — Car (driver): 74.1% Buln Buln — Car (driver): 69.5%
Worked from Home 16.7% / 19.5%
Warragul — Worked from Home: 16.7% Buln Buln — Worked from Home: 19.5%
Car (passenger) 5.5% / 6.1%
Warragul — Car (passenger): 5.5% Buln Buln — Car (passenger): 6.1%
Walked Only 2.2% / 5.0%
Warragul — Walked Only: 2.2% Buln Buln — Walked Only: 5.0%
Train 0.8% / —
Warragul — Train: 0.8% Buln Buln — Train: not among its largest

Bars are drawn against the largest share shown (74.1%).

Setting

Warragul Buln Buln
Elevation 131 m
above sea level, at the suburb centre
 142 m
above sea level, at the suburb centre
Distance to the ocean 39.0 km 43.5 km

NBN connectivity

Warragul Buln Buln
Connectivity score 73/100 30/100
Most common technology Fibre to the premises Fixed wireless
Full-fibre (FTTP) share 52%
9,499 premises
 0%
201 premises

Climate

Warragul Buln Buln
Annual rainfall 1,090 mm
same for both
Summer max (Jan) 25.1°C
same for both
Winter min (Jul) 3.7°C
same for both

Council rates

Warragul Buln Buln
Average residential rate $2,138/yr
same for both
Council Baw Baw
same for both

Federal electorate

Warragul Buln Buln
Division Monash
same for both
Member Mary Aldred
same for both
Party Liberal
same for both

First Home Owner Grant

Warragul Buln Buln
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Warragul

Parks Regional Centre River Transport Hub

Buln Buln

Acreage

More comparisons

Other comparisons with Warragul

Warragul vs Drouin Warragul vs Nilma Warragul vs Nilma North Warragul vs Warragul South Warragul vs Drouin East Warragul vs Bona Vista

Other comparisons with Buln Buln

Buln Buln vs Nilma North Buln Buln vs Rokeby Buln Buln vs Buln Buln East Buln Buln vs Crossover Buln Buln vs Lillico Buln Buln vs Brandy Creek
Full data on Warragul Full data on Buln Buln
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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