Bullsbrook is a town in Western Australia, 48 km from Perth CBD, around 41 minutes by car. Population is 5,605; the median age is 38 and the median household income is $99,424 per year. By household income, education, and employment patterns, it ranks in the lower-middle tier nationally. The town grew 8.1% between 2016 and 2021. At the 2021 Census, households here paid a median rent of $350 per week and a median monthly mortgage of $1,950. Bullsbrook is characterised by high aircraft noise risk and high bushfire risk. 1 school sits within the town boundary, and walkability is moderate.
Is Bullsbrook a good town?
Bullsbrook scores a C (37/100) on SuburbScan's Liveability grade.
Mixed results
1 school
Some car dependence
Walkability 55/100 · 47.5 km · 41 min drive to Perth
Median available
Median $810K
Moderate bushfire risk
Fire 67/100 · Crime 49/100 · Flood 30/100
Below-average income
SEIFA decile 4/10 · median age 38 · 5,605 residents
Liveability Rating
37 / 100 · Ranked #377 in WAEach bar is Bullsbrook's rank among WA suburbs, from 0 to 100 (higher is better). Scored on 4 of 5 factors: no school data, so the other factors carry its weight.
How do you rate the liveability in Bullsbrook?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
37 / 100
From schools, safety and socio-economic data — not opinion.
Residents say
…
Median House Price
Public listings dataBullsbrook's house market is moving higher: the median sale price reached $810,000, roughly 15% above where it sat a year earlier.
Houses
$810,000
In line with its 6 neighbours (median $800,000)
Based on 234 recorded sales in the last 24 months.
Typically sold in 28 days — median across 98 sales that recorded a listing period
By bedrooms
- 3 bed 65 sales $715K
- 4 bed 135 sales $810K
- 5 bed 14 sales $1.23M
Land
$363,000
Based on 55 recorded sales in the last 24 months.
Typically sold in 23 days — median across 9 sales that recorded a listing period
Currently for Sale
Last 6 monthsHouses in Bullsbrook are currently listed at around $900,000 on average. Based on 72 houses listed in the past six months.
$900K
72 houses listed in the last 6 months.
72 of the suburb's 1,852 dwellings (3.9%) were listed for sale in the last 6 months.
Rental Market
Advertised rents · last 6 monthsHouses in Bullsbrook rent for around $778 a week on average, based on 34 houses listed for rent in the past six months.
$778/wk
In line with its 3 neighbours (median $760/wk)
34 houses advertised for rent in the last 6 months.
34 rentals advertised against an estimated 296 rented homes (11.5%) in the last 6 months.
Rent agreed on new leases
Jul–Sep 2026- All rentals
- $750/wk
- 27 bonds
- +32% since 2023
Median weekly rent on bonds lodged for new tenancies. WA's bond data does not record bedrooms or dwelling type, so it covers all rentals together.Change since 2023 compares the median of the first four quarters with the last four. Asking rents above come from advertised listings.
Rental affordability
June quarter 202599 Unaffordable · the average rental household in this region would pay about 30% of its income on the median rent in postcode 6084.
SGS Rental Affordability Index: a score of 100 means rent takes 30% of income, the usual housing-stress line; lower scores are less affordable. "Region" is the capital city or the rest of the state.
Gross rental yield
Indicative$778/week ($40,000 a year) on a $900,000 median
Gross yield — before strata, rates, management, insurance and vacancy. Calculated from median advertised rents and median asking prices over the last 6 months. How we calculate.
Short-Stay Rentals
8 active Airbnb listings: 8 whole homes and 0 rooms. Whole homes are about 0.4% of the town's homes.
Airbnb only, as at Jun 2026; other platforms are not included. Active means reviewed in the past 12 months. The share is against private dwellings at the 2021 Census.
Aircraft Noise
ANEF Contour Details
Unacceptable for residential
Significant impact — conditional building
Significant impact — conditional building
Moderate impact — noise insulation required
Noticeable aircraft noise
Schools
One school serve Bullsbrook, and the cohort is trailing peer-suburb performance.
- • 927 students in one school (avg 927)
Combined
Walkability
Bullsbrook is somewhat walkable on foot — at 55/100, a short cluster of errands work on foot but most trips still benefit from a car.
Public transport
Weekday and weekend service frequency across every stop inside Bullsbrook.
- Peak (7-9am + 5-7pm)
- 26.8 arrivals/hr
- Off-peak weekday
- 8.9 arrivals/hr
- Saturday
- 7.8 arrivals/hr
- Median peak wait
- 1 min
- Span of service
- 13.7 hours
Scheduled service only, based on the 21 October 2026 timetable. Reliability (delays, cancellations) not measured.
NBN connectivity
The internet access technology available across NBN premises in Bullsbrook.
- Full-fibre (FTTP) share
- 44%
- Premises covered
- 2,734
NBN Co fixed-line and fixed-wireless premises, as at 30 December 2025. Higher-quality technologies (full fibre) score above copper, wireless, and satellite. Actual speeds depend on your plan.
Amenities
Swan: council population
The three add up to the change above. These are council-wide figures from the ABS, not figures for this town alone — this town's own population is in the census section above.
Socio-economic profile
The ABS scores 12 small areas inside this town and averages them into the single decile above. They fall into 6 different deciles — a wide range, so parts of this town rank well above the average and parts well below it.
Bullsbrook is home to about 5,600 residents, with a median age of 38, broadly in line with the national figure. Median household income runs at $99,000 a year, with unemployment at 4.4%.
2021 Census · change since 2016
Population
5,605
Median Age
38
Median Household Income
$99,424/yr
Census Median Rent
$350/wk
Census Median Mortgage
$1,950/mo
Avg Household Size
2.8
Median Personal Income
$45,188/yr
Unemployment Rate
4.4%
Unoccupied Dwellings
10.7%
Total Dwellings
1,852
Owner-Occupier Rate
84.0%
Houses
99.2%
Rental Stress
18.3%
Mortgage Stress
23.5%
Work From Home
10.1%
Dwelling Types
Property Ownership
3 rented from a state or territory housing authority and 10 from a community housing provider, as a share of the 287 rented dwellings above — not of all dwellings.
Demographics
- Born in Australia
- 70.8%
- English Spoken at Home
- 88.5%
- Employment Rate
- 63.5%
- Completed Year 12
- 35.4%
Occupations
Religion
Country of Birth (overseas)
Largest overseas birthplaces, as a share of all residents.
When They Arrived
Share of all residents by the year they arrived in Australia. Periods cover different numbers of years, so compare the shape rather than the bar widths.
52 residents (0.9%) arrived since 2016. Australia’s borders were closed to most arrivals from March 2020, so the last two years of that period are much smaller than the ones before them — nationally 260,799 people arrived in 2019 against 28,521 in 2021.
Where New Residents Came From
Where residents aged five and over lived five years before the 2021 Census, for those who lived somewhere else.
Top places newcomers came from, as a share of the 5,278 residents aged five and over. Areas are ABS statistical regions. Small counts are approximate: the ABS adjusts every figure slightly to protect privacy.
Languages Spoken at Home
Top languages other than English, as a share of all residents.
Age Distribution
Family & Household Composition
Commute to Work
6% of employed residents work in a capital's city centre (172 of 2,878).
City centre: the ABS area around each capital's CBD, such as Sydney Inner City or Perth City (which takes in Subiaco and Leederville). 2021 Census place of work.
Local Jobs
People who work in this town against employed people who live here, 2021 Census.
About 2,246 people work here; 2,878 employed residents live here.
Roughly as many jobs as working residents (0.8 per resident). At least 22% of employed residents must work outside the town.
Counts are by place of work and place of usual residence. The ABS counts jobs in zones; where a zone spans several places, its jobs are shared out by land use. The ABS also adjusts every figure slightly to protect privacy.
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $2,699 a year through Swan based on 2023 figures.
Building Approvals: Swan
In the year to August 2026, 2,486 new dwellings were approved across Swan. That mix is 2,297 houses and 189 units. Approvals are up 1.8% on the same period a year earlier.
Climate & Setting
from Pearce RAAF, 1.0 kmModerate rainfall — very hot summers, mild winters.
- Elevation
- 52 m
- above sea level, at the town centre
- Distance to the ocean
- 30.2 km
- Annual rainfall
- 592 mm
- 68 rainy days
- Summer max (Jan)
- 33.5°C
- 48 days ≥ 35°C
- Winter min (Jul)
- 8.5°C
- 1 frost days ≤ 0°C
Elevation is the ground at the town centre, from Geoscience Australia's National Digital Elevation Model. Approximate — it reads high in dense built-up areas. It is a measure of height above sea level and not an indicator of flood risk, which depends on height above nearby waterways.
EV adoption
In postcode 6084, 55 of 10,190 registered light vehicles are battery-electric on 31 January 2025. A further 1.6% (162 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 2.1%.
Rooftop solar
In postcode 6084, 3,172 rooftop-solar systems totalling 21.1 MW have been installed since 2001, against 3,256 dwellings recorded in the 2021 Census. 280 went up in the last year.
Counts every system certified since 2001, so a roof re-fitted with a newer system is counted twice, and small commercial systems are included alongside houses — useful for comparing postcodes, not an estimate of how many homes have working panels today.
2026 covers part of the year only, to 2026-07.
First Home Owner Grant
FY2026-27$10,000 for new homes priced up to $800,000.
Cap is $800,000 SOUTH of the 26th parallel (which includes all of metropolitan Perth) and $1,000,000 NORTH of it. We store the southern figure because that is where almost every buyer is; the northern cap is higher, so the stored value never overstates eligibility. The southern cap rose from $750,000 on 7 May 2026 in the 2026-27 Housing Taxation Package. The same package moved the first home owner RATE OF DUTY thresholds, which is a different scheme and lives in the web repo's app/stamp_duty.py.
Mortgage repayments
1 mortgage broker is registered in postcode 6084.
Transfer duty at the owner-occupier rate, and it excludes first home buyer concessions — those can cut it substantially or remove it entirely. Excludes legal, inspection and lender fees. Check with RevenueWA
The First Home Owner Grant applies to newly built homes only, so it isn't available on an established purchase. A first home buyer building or buying new under $800,000 may qualify for $10,000 — see what qualifies with Department of Finance WA.
At $810,000 this is $10,000 above the $800,000 First Home Owner Grant cap. A first home buyer may qualify for $10,000 on a newly built home — check eligibility with Department of Finance WA.
A deposit under 20% usually attracts Lenders Mortgage Insurance, which this doesn't include.
Principal and interest over 30 years, fixed rate. Excludes fees, offset, redraw and LMI. Default rate is the median comparison rate across 1788 advertised products as at 2026-10-27 — indicative only, and not an offer. Your rate depends on the lender, your deposit and your circumstances. Not financial advice.
Federal Electorate
Currently held by Melissa Price Liberal
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Melissa Price | 39.9% | 60.1% | -5.5 |
| 2022 | Melissa Price | 45.7% | 54.3% | -9.2 |
| 2019 | Melissa Price | 35.2% | 64.8% | +3.7 |
Results are per division — federal electoral boundaries are redrawn periodically, so the history reflects this division's past, not necessarily the exact town's voters across time.
State Electorate
Currently held by Michelle Maynard WA Labor
Next state election: 10 March 2029.
| Year | Winner | Won with |
|---|---|---|
| 2025 | Michelle Maynard ALP | 58.4% |
| 2021 | Jessica Shaw ALP | 77.1% |
| 2017 | Jessica Shaw ALP | 64.5% |
Results are per district. Districts were last redrawn in 2023, so results from before then describe the district of that name, not necessarily this town's voters. Results: Western Australian Electoral Commission.
Looking at a specific address in Bullsbrook?
Every figure above is a town average, and an average smooths over the difference between a street of family homes and a block of flats. Look up one address and you get the census for the few hundred people around it, its own nearest schools and stops, and what the state has mapped for that block.
- The census for a few hundred neighbours, not all 5,605 residents
- Nearest and zoned schools, with the walk from that door
- Flood, bushfire and noise mapping, where the state publishes it
Free to look up. Subscribers see every section in full — $29/month.
Featured in
Checking the whole city?
Suburbs to avoid in Perth There is no list of bad suburbs, but there are hazards the state measures and publishes — recorded crime, bushfire exposure, flood overlays and aircraft noise. Perth suburbs ranked on them, with what the numbers do and don't mean.Nearby suburbs
Ellenbrook WA 6069
The Vines WA 6069
Gidgegannup WA 6083
Lower Chittering WA 6084
Muchea WA 6501
Upper Swan WA 6069
Compare Bullsbrook to another suburb
Side-by-side stats for any other WA suburb — type a name and pick one.
Or jump straight to a nearby comparison:
Common questions about Bullsbrook
Is Bullsbrook a safe place to live?
Recorded crime in Bullsbrook is moderate (49/100, ranked against other WA suburbs on offences per resident).
What natural hazards affect Bullsbrook?
Bullsbrook has a moderate recorded bushfire history (67/100, ranked against every Australian suburb with any fire history). Flood overlays cover a low share of it (30/100). Part of it sits inside an aircraft noise contour. These are town-wide figures; check the address, as flood and bushfire exposure change street by street.
Is Bullsbrook a good place to live?
Bullsbrook has a SuburbScan Liveability grade of C (37/100), ranked against other WA suburbs on school quality (25%), safety (25%), SEIFA socio-economic advantage (25%), walkability (15%) and CBD access (10%). Whether it suits you depends on what you weigh — each of those is on this page.
What is the population of Bullsbrook?
Bullsbrook, WA had a population of 5,605 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Bullsbrook, WA?
The postcode for Bullsbrook, WA is 6084.
How far is Bullsbrook from Perth?
Bullsbrook is 48 km from Perth CBD by road, about 41 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Bullsbrook?
At the 2021 ABS Census, median household income in Bullsbrook was $99,424 a year. It is the most recent suburb-level income figure until 2026 Census results are released in 2027.
What is the median weekly rent in Bullsbrook?
The median advertised rent in Bullsbrook is $778 a week for houses (34 listings), from rental listings over the last six months.
What is the median age in Bullsbrook?
The median age of residents in Bullsbrook was 38 at the 2021 ABS Census.
Is Bullsbrook at risk of bushfire?
Bullsbrook has a moderate recorded bushfire history (67/100). The score comes from Geoscience Australia's historical bushfire boundaries, with planned burns excluded: the area of recorded fires touching the town relative to its size, ranked against every Australian suburb with any fire history. It records where fire has burned, not a bushfire-prone land designation, which your council's planning scheme sets.
How are the schools in Bullsbrook?
There is 1 school inside the Bullsbrook boundary: 1 below similar schools on NAPLAN, compared with same-state, same-type schools of similar socio-educational advantage (ICSEA).
Is Bullsbrook walkable?
Bullsbrook scores 55/100 on the SuburbScan Walkability Score, making it somewhat walkable. The score is a weighted average of public transport, schools, parks, supermarkets, GPs, pharmacies, childcare, and hospitals within walking distance.
What is the weather like in Bullsbrook?
At the nearest Bureau of Meteorology station to Bullsbrook, Pearce RAAF (1 km away), summer days average 33.5°C, winter nights 8.5°C, 592 mm of rain a year over 68 rainy days, and 48 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Bullsbrook?
First-home buyers in WA may be eligible for $10,000 towards new homes with a purchase price up to $800,000. The grant is administered by Department of Finance WA; confirm current eligibility before signing a contract — state rules and amounts can change.
What council does Bullsbrook belong to?
Bullsbrook sits within the Swan local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Bullsbrook?
The average residential rates bill through Swan is $2,699 a year (2023). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Bullsbrook?
Across Swan, 2,486 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's up 1.8% on the same period a year earlier. These are LGA-level totals — every suburb in the council shares the same figure.
Which federal electorate is Bullsbrook in?
Bullsbrook sits within the federal Division of Durack, currently held by Melissa Price (Liberal).
Search another suburb or address
Data freshness
- Census · 2021
- Median sale prices · Oct 2026
- For-sale & rental market · Oct 2026
- Council rates · FY 2023–24
- Building approvals · Aug 2026
- Schools · 2025
- Public transport · Oct 2026
- NBN connectivity · Dec 2025
- Crime · 2025
- Climate · 2006–2026
- Socio-economic (SEIFA) · 2021
- EV adoption · Jan 2025
- First Home Owner Grant · Sep 2026
- Federal electorate · 2025
- Short-stay rentals · Jun 2026
- State electorate · 2025
- Amenities · Sep 2026
- Health & emergency facilities · Sep 2026
- Industrial emissions (NPI) · 2024/2025
- Coastal erosion · 1988–2025
- Aircraft noise · 2024
Vintages show when each source's data is from. See all data sources.
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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.