Buln Buln VIC 3821
Buln Buln is a rural locality in Victoria, 105 km from Melbourne CBD, around 1 hour 25 minutes by car. Population is 551; the median age is 40 and the median household income is $99,632 per year. On socioeconomic measures it sits in the top 20% nationally. The 2021 Census recorded a median rent of $258 per week and a median monthly mortgage of $1,723. The area shows high bushfire risk. 1 school sits within the locality boundary, and walkability is low.
Is Buln Buln a good place to live?
Buln Buln scores a C (40/100) on SuburbScan's Liveability grade — strong on community, weaker on transit and safety.
Mixed results
1 school
Car-dependent
Walkability 13/100 · 104.6 km · 83 min drive to Melbourne
Median available
Median $614K
High bushfire risk
Fire 99/100 · Crime 48/100 · Flood 30/100
Very advantaged
SEIFA decile 9/10 · median age 40 · 551 residents
Liveability Rating
40 / 100 · Ranked #571 in VICEach bar is Buln Buln's rank among VIC 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 Buln Buln?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
40 / 100
From schools, safety and socio-economic data — not opinion.
Residents say
…
Median House Price
Public listings dataBuln Buln's house market is moving lower: the median sale price reached $614,000, roughly 36% below where it sat a year earlier.
Houses
$614,500
Based on 10 recorded sales in the last 24 months.
By bedrooms
- 3 bed 6 sales $555K
Land
$1,285,000
Based on only 4 sales — small sample, take as indicative.
Currently for Sale
Last 6 monthsHouses in Buln Buln are currently listed at around $800,000 on average. Based on 5 houses listed in the past six months.
$800K
5 houses listed in the last 6 months.
5 of the suburb's 177 dwellings (2.8%) were listed for sale in the last 6 months.
Is Buln Buln safe? Crime statistics
2026Crime in Buln Buln sits in the moderate band, with 18 incidents recorded in 2026 — down about 5% on the prior year.
18 offences
5.3% since 2025Crime Trend
Serious Road Crashes
2021–20252 crashes
where someone was killed or admitted to hospital
Crashes are counted where they happened, so a main road through the locality carries people passing through; this is not a measure of risk to residents. Roads are listed with 3 or more serious crashes.
Schools
One school serve Buln Buln, and the cohort is trailing peer-suburb performance.
- • 143 students in one school (avg 143)
Primary
Walkability
Buln Buln is very car-dependent on foot — at 13/100, nearly all errands require a car.
We hold no public transport timetable data for this area, so public transport is not rated here and the score is spread across the remaining components. It is not counted as zero.
NBN connectivity
The internet access technology available across NBN premises in Buln Buln.
- Full-fibre (FTTP) share
- 0%
- Premises covered
- 201
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
Baw Baw: council population
The three add up to the change above. These are council-wide figures from the ABS, not figures for this locality alone — this locality's own population is in the census section above.
Socio-economic profile
Buln Buln is home to 551 residents, with a median age of 40, broadly in line with the national figure. Median household income runs at $100,000 a year, with unemployment at 2.5%.
2021 Census · change since 2016
Population
551
Median Age
40
Median Household Income
$99,632/yr
Census Median Rent
$258/wk
Census Median Mortgage
$1,723/mo
Avg Household Size
2.9
Median Personal Income
$40,872/yr
Unemployment Rate
2.5%
Unoccupied Dwellings
4.0%
Total Dwellings
177
Owner-Occupier Rate
93.9%
Houses
100.0%
Rental Stress
13.5%
Mortgage Stress
20.8%
Work From Home
19.5%
Dwelling Types
Property Ownership
Demographics
- Born in Australia
- 90.0%
- English Spoken at Home
- 92.2%
- Employment Rate
- 73.1%
- Completed Year 12
- 37.7%
Occupations
Religion
Country of Birth (overseas)
Largest overseas birthplaces, as a share of all residents.
Age Distribution
Family & Household Composition
Commute to Work
2% of employed residents work in a capital's city centre (5 of 313).
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.
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $2,138 a year through Baw Baw based on 2024 figures.
How this land is zoned
- Rural and farming 95%
- Residential 3%
- Zones under 1% 1%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the locality around it — the property page shows the zone for one address.
Building Approvals: Baw Baw
In the year to August 2026, 619 new dwellings were approved across Baw Baw. That mix is 604 houses and 15 units. Approvals are up 49.3% on the same period a year earlier.
Aboriginal Cultural Heritage
No Registered Aboriginal Party is appointed for this area. About an eighth of Victoria, mostly in the north-east, has no appointment; that is a fact about the register rather than about the Country.
Climate & Setting
from Noojee (Slivar), 21.3 kmHigh rainfall — warm summers, cold winters with occasional frost.
- Elevation
- 142 m
- above sea level, at the locality centre
- Distance to the ocean
- 43.5 km
- Annual rainfall
- 1,090 mm
- 133 rainy days
- Summer max (Jan)
- 25.1°C
- 7 days ≥ 35°C
- Winter min (Jul)
- 3.7°C
- 12 frost days ≤ 0°C
Elevation is the ground at the locality 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 3821, 18 of 3,081 registered light vehicles are battery-electric on 31 January 2025. A further 1.3% (39 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 1.9%.
Rooftop solar
In postcode 3821, 654 rooftop-solar systems totalling 4.9 MW have been installed since 2001, against 1,180 dwellings recorded in the 2021 Census. 41 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 $750,000.
The separate First Home Buyer Duty Reduction (stamp-duty concession) runs alongside this grant.
0 first-home grants were paid in postcode 3821 in 2025-26. The most was 21, in 2001-02.
Grants on new and established homes; established homes stopped qualifying in mid-2013.
Mortgage repayments
Land 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 State Revenue Office Victoria
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 $750,000 may qualify for $10,000 — see what qualifies with State Revenue Office Victoria.
At $614,500 this is under the $750,000 First Home Owner Grant cap. A first home buyer may qualify for $10,000 on a newly built home — check eligibility with State Revenue Office Victoria.
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 Mary Aldred Liberal
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Mary Aldred | 45.9% | 54.1% | -1.2 |
| 2022 | Russell Broadbent | 47.1% | 52.9% | -4.0 |
| 2019 | Russell Broadbent | 42.6% | 57.4% | -0.1 |
Results are per division — federal electoral boundaries are redrawn periodically, so the history reflects this division's past, not necessarily the exact locality's voters across time.
State Electorate
Currently held by Wayne Farnham Liberal
Next state election: 28 November 2026.
| Year | Winner | Won with | 2PP ALP | 2PP LNP |
|---|---|---|---|---|
| 2022* | Wayne Farnham LP | 51.7% | — | — |
| 2018 | Gary Blackwood LP | 51.7% | 42.7% | 57.3% |
| 2014 | Gary Blackwood LP | 55.2% | 38.7% | 61.3% |
* The 2022 poll here was replaced by a supplementary election on 28 January 2023; its result is shown.
Results are per district. Districts were last redrawn in 2021, so results from before then describe the district of that name, not necessarily this locality's voters. Results: Victorian Electoral Commission, CC BY 4.0.
Looking at a specific address in Buln Buln?
Every figure above is a locality 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 551 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.
Nearby suburbs
Warragul VIC 3820
Nilma North VIC 3821
Rokeby VIC 3821
Buln Buln East VIC 3821
Crossover VIC 3821
Lillico VIC 3820
Compare Buln Buln to another suburb
Side-by-side stats for any other VIC suburb — type a name and pick one.
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Common questions about Buln Buln
Is Buln Buln a safe place to live?
Recorded crime in Buln Buln is moderate (48/100, ranked against other VIC suburbs on offences per resident).
What natural hazards affect Buln Buln?
Buln Buln has a high recorded bushfire history (99/100, ranked against every Australian suburb with any fire history). Flood overlays cover a low share of it (30/100). These are locality-wide figures; check the address, as flood and bushfire exposure change street by street.
Is Buln Buln a good place to live?
Buln Buln has a SuburbScan Liveability grade of C (40/100), ranked against other VIC 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 Buln Buln?
Buln Buln, VIC had a population of 551 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Buln Buln, VIC?
The postcode for Buln Buln, VIC is 3821.
How far is Buln Buln from Melbourne?
Buln Buln is 105 km from Melbourne CBD by road, about 83 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Buln Buln?
At the 2021 ABS Census, median household income in Buln Buln was $99,632 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 Buln Buln?
There are too few current rental listings in Buln Buln for a reliable median. At the 2021 ABS Census the median weekly rent was $258, across all dwelling types.
What is the median age in Buln Buln?
The median age of residents in Buln Buln was 40 at the 2021 ABS Census.
Is Buln Buln at risk of bushfire?
Buln Buln has a high recorded bushfire history (99/100). The score comes from Geoscience Australia's historical bushfire boundaries, with planned burns excluded: the area of recorded fires touching the locality 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 Buln Buln?
There is 1 school inside the Buln Buln boundary: 1 below similar schools on NAPLAN, compared with same-state, same-type schools of similar socio-educational advantage (ICSEA).
Is Buln Buln walkable?
Buln Buln scores 13/100 on the SuburbScan Walkability Score, making it very car-dependent. 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 Buln Buln?
At the nearest Bureau of Meteorology station to Buln Buln, Noojee (Slivar) (21.3 km away), summer days average 25.1°C, winter nights 3.7°C, 1,090 mm of rain a year over 133 rainy days, and 7 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Buln Buln?
First-home buyers in VIC may be eligible for $10,000 towards new homes with a purchase price up to $750,000. The grant is administered by State Revenue Office Victoria; confirm current eligibility before signing a contract — state rules and amounts can change.
What council does Buln Buln belong to?
Buln Buln sits within the Baw Baw local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Buln Buln?
The average residential rates bill through Baw Baw is $2,138 a year (2024). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Buln Buln?
Across Baw Baw, 619 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's up 49.3% 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 Buln Buln in?
Buln Buln sits within the federal Division of Monash, currently held by Mary Aldred (Liberal).
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Data freshness
- Census · 2021
- Median sale prices · Oct 2026
- For-sale & rental market · Oct 2026
- Council rates · FY 2024–25
- Building approvals · Aug 2026
- Schools · 2025
- NBN connectivity · Dec 2025
- Crime · 2026
- Road crashes · 2021–2025
- Climate · 2006–2026
- Socio-economic (SEIFA) · 2021
- EV adoption · Jan 2025
- First Home Owner Grant · Sep 2026
- Federal electorate · 2025
- State electorate · 2022
- 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.