Real Estate Bulli NSW 2516

Real Estate Market: Is Bulli NSW 2516 a Good Suburb to Buy Into?

Housing Market in Bulli

Key Bulli Metrics & Forecast to 2028

Sources: Property Listings, TORREN and Microburbs, 2002 - 2023

Field	Value	VS Illawarra	Trend
Capital Growth Forecast: Houses	Premium	Premium	Premium
Capital Growth Forecast: Houses (2-Year Outlook)	Premium	Premium	Premium
Median yield for houses	Premium	Premium	Premium
Smart median rent: All houses	$904	Top 9%	180% to Apr 2026
Smart median sale price: All houses	Premium	Premium	Premium

Housing Supply in Bulli

Bulli Real Estate Investor Report

Sample Graphic

The higher the supply score the more supply is on the market, both current and future.
Sources: ABS, GEOSPATIAL, Property Listings, PLANNING ALERTS, BASIX and Microburbs, 2002 - 2031

Field	Value	VS Illawarra	Trend
Development applications	383	Top 11%	75% to Jun 2025
Developments	3.1	Top 40%	Data for Jul 2023
Housing Stock Quality Indicator	87.8	Top 3%	Data for May 2023
Total new residential buildings value (SA2)	Premium	Premium	Premium
Days on market: houses	Premium	Premium	Premium
Days on market: units	Premium	Premium	Premium
New Dwellings	42	Top 14%	51% to Dec 2020
Number of Subdivisions	7 lots	Top 37%	250% to Jun 2023
Volume of houses sold in the last 30 days	Premium	Premium	Premium
Volume of units sold in the last 30 days	Premium	Premium	Premium
Proportion of subdividable properties	Premium	Premium	Premium
Stock on Market	15	Top 11%	400% to Mar 2026

Housing Stock Quality in Bulli

The higher the score, the higher the quality of the houses and units.
Sources: ABS, GEOSPATIAL, Property Listings, BASIX and Microburbs, 2006 - 2023

Field	Value	VS Illawarra	Trend
Houses	80.5%	Bottom 13%	0% to Jan 2021
Average bedrooms - all homes	2.8	Top 23%	3% to Jan 2021
NBN connection: fibreoptic cable to node	4.8%	Top 18%	Data for Jun 2023
Median land to asset ratio	Premium	Premium	Premium

Development Restrictions in Bulli

Bulli Zoning Map

Sample Graphic

The higher the score, the more easily density can be increased.
Sources: GEOSPATIAL, TORREN, ABS and Microburbs, 2011 - 2023

Field	Value	VS Illawarra	Trend
Total area	4.9 sq km	Bottom 41%	Data for Jan 2021
Average floor space ratio (zoning)	0.53	Bottom 24%	Data for Feb 2023
Environmental conservation area proportion	20.1%	Top 5%	Data for Jun 2023
Heritage sites	44	Top 4%	Data for Jun 2023
Residential density	495 sqm per resident	Bottom 28%	Data for Jan 2021

Risk in Bulli

Bulli Risk Report

Sample Graphic

The higher the score, the more exposed households are to financial stress.
Sources: ABS, Property Listings, TORREN and Microburbs, 2006 - 2023

Field	Value	VS Illawarra	Trend
% Owner Occupied	89.8%	Bottom 41%	0% to May 2023
% Rentals	10.2%	Top 41%	3% to May 2023
Housing Affordability Index	49	Top 14%	Data for Jun 2023
Median monthly mortgage	$2,790	Top 14%	28% to May 2023
Rent Affordability Index (Houses)	75	Bottom 30%	Data for Jun 2023
Rent Affordability Index (Units)	78	Top 37%	Data for Jun 2023
Mortgage as a percent of income	24.9%	Top 35%	10% to Jan 2021
Mortgaged Dwellings	46.5%	Top 29%	8% to May 2023

Housing Demand in Bulli

The higher the score, the more demand their is for housing in the area, both current and future.
Sources: ABS, TORREN, Property Listings and Microburbs, 1975 - 2030

Field	Value	VS Illawarra	Trend
Net internal migration (LGA)	Premium	Premium	Premium
Net overseas migration (LGA)	Premium	Premium	Premium
Future Population (SA2)	26500	Top 7%	54% to Dec 2041
Historical Population (SA3)	138000	Top 14%	18% to Dec 2023
Historical population growth	Premium	Premium	Premium
Population (LGA)	244000	Top 4%	29% to Dec 2030
Population Projection (LGA)	Premium	Premium	Premium
Auction clearance rate	Premium	Premium	Premium
Proportion of distressed listings	Premium	Premium	Premium
Vacancy rate	Premium	Premium	Premium

Unit Market in Bulli

Bulli Unit Investor Report

Sample Graphic

Sources: Property Listings and Microburbs, 2002 - 2023

Field	Value	VS Illawarra	Trend
Capital Growth Forecast: Units	Premium	Premium	Premium
Capital Growth Forecast: Units (2-Year Outlook)	Premium	Premium	Premium
Median yield for units	Premium	Premium	Premium
Smart median rent: All units	$604	Top 18%	108% to Apr 2026
Smart median sale price: All units	Premium	Premium	Premium
Unit to house ratio	74.2%	Top 34%	7% to Apr 2026

Median House Rental Prices by Street (15)

Level_0	Street	Date	Median rent (per week)
60229	George Ave	27 Mar 2026	$1,172
60224	Franklin Ave	27 Mar 2026	$803
60261	Gwyther Ave	27 Mar 2026	$948
60299	Hutton Ave	27 Mar 2026	$998
60294	Hospital Rd	27 Mar 2026	$865

Realtors (2)

Headline	Place	Datetime
Black Diamond Antiques & Collectables	260 Princes Hwy
Sheer Property Management	Shop 2 254-256 Princes Hwy

Accommodation Options (4)

LGA Details (1)

Headline	Place	Datetime
Local government area	Wollongong

Median Unit Sale Prices by Street (3)

Date	Median sale value	Street
27 Mar 2026	$1,078,000	Alanson Ave
27 Mar 2026	$1,422,000	Park Rd
27 Mar 2026	$1,390,000	Princes Hwy

Planning Applications: Dwellings (73)

Headline	Place	Date
Residential - alterations and additions, retaining walls and swimming pool - Wollongong City Council DA-2026/34	32 Willcath Street Bulli NSW 2516	23 Jan 2026
Residential - alterations and additions, swimming pool and detached garage with guest suite above - Wollongong City Council DA-2025/880	30 Owen Street Bulli NSW 2516	10 Dec 2025
Residential - replace existing retaining wall and install stormwater solution - Wollongong City Council DA-2025/811	40 George Avenue Bulli NSW 2516	11 Nov 2025
Residential - demolition of existing swimming pool and construction of swimming pool - Wollongong City Council DA-2025/792	2 Farrell Road Bulli NSW 2516	04 Nov 2025
Residential - 'Use' of unauthorised excavation works and proposed new retaining wall - Wollongong City Council DA-2025/707	17 National Avenue Bulli NSW 2516	04 Oct 2025

Planning Applications: Other (26)

Headline	Place	Date
Residential - alterations and additions, swimming pool and detached garage with guest suite above - Wollongong City Council DA-2025/880	30 Owen Street Bulli NSW 2516	10 Dec 2025
Residential - demolition of garage & carport, alterations and additions to existing dwelling and construction of dwelling to create detached dual occupancy and Torrens title subdivision - Wollongong City Council DA-2025/512	10 Sturdee Avenue Bulli NSW 2516	25 Jul 2025
Residential - demolition of existing garage, alterations and additions and detached garage - Wollongong City Council DA-2025/507	46 Willcath Street Bulli NSW 2516	19 Jul 2025
Residetial - demolition of garage and construction of garage and retaining wall - Wollongong City Council DA-2025/365	52 Owen Street Bulli NSW 2516	29 May 2025
Liquor licence transfer - with licensee consent - on premises - NSW Independent Liquor and Gaming Authority SR0001406354	Lot 68 Trinity Row, Bulli NSW 2516	06 May 2025

Planning Applications: Industrial (1)

Headline	Place	Date
Industrial – lot consolidation, alterations and additions for building upgrade, use of premises for the purpose of industrious co-share arrangements, indoor recreation facility, use of shipping container as a kiosk, parking, landscape improvements and alterations to dwelling Modification B - 1) Remove Condition 5 and the current restricted consent period under this consent 2) Remove Condition 100A requiring Lots 1, 2 and 3 DP 595306 and Lot 18 DP 13769 to be consolidated prior to the issue of the Occupation Certificate, and instead install fire rated external cladding to the eastern wall of the Timbermill building so that the existing Lots 1 and 18 can remain in isolation - Wollongong City Council DA-2019/1086/B	2-6 Molloy Street Bulli NSW 2516	14 Mar 2023

Recently Sold Houses (100)

Address	Price	Bedrooms	Bathrooms	Garage spaces	Date sold	Sale Type
53a Organs Rd	$1,660,000	3.0	2.0	1.0	13 Jan 2026	On Market
37 Callows Rd	$1,170,000	3.0	2.0	1.0	13 Jan 2026	On Market
54b Owen St	Price Withheld	4.0	2.0	2.0	09 Jan 2026	On Market
84 Wallbank Way	$1,650,000	4.0	2.0	2.0	23 Dec 2025	On Market
17 Godolphin St	$2,540,000	4.0	2.0	2.0	05 Dec 2025	On Market

Median House Sale Prices by Street (24)

Street	Date	Median sale value
Alanson Ave	27 Mar 2026	$1,739,000
Aragan Cct	27 Mar 2026	$3,082,000
Callows Rd	27 Mar 2026	$1,304,000
Dumbrell Rd	27 Mar 2026	$1,486,000
Farrell Rd	27 Mar 2026	$2,439,000

Percent of Renters by Street (100)

Percent of Renters	Street
17.3%	Aragan Cct
28.4%	Aragan Circuit
0.0%	Artis St
0.0%	Artis Street
100.0%	Bank St

Turnover Rate by Street (74)

Turnover rate	Street	Turnover Label	Turnover Years	Year
74.1%	Owen St	average turnover	Every 13.5 years (average turnover)	2026
72.5%	Point St	average turnover	Every 13.8 years (average turnover)	2026
70.5%	Farrell Rd	average turnover	Every 14.2 years (average turnover)	2026
86.7%	Westmacott Pde	high turnover	Every 11.5 years (high turnover)	2026
64.7%	Air Ave	quite tightly held	Every 15.5 years (quite tightly held)	2026

Businesses (98)

Name	Address
Thin & In Excavations	143 Princes Hwy, Bulli NSW 2516, Australia
Seacliff Constructions	69 Farrell Rd, Bulli NSW 2516, Australia
Smart Electrical Contractors	251A Princes Hwy, Bulli NSW 2516, Australia
Lamont Builders	44 George Ave, Bulli NSW 2516, Australia
Dignam Real Estate	322 Princes Hwy, Bulli NSW 2516, Australia

Recent Rental Unit Listings (100)

Address	Rent (per week)	Bedrooms	Bathrooms	Garage spaces	Date
Unit 1, 2 Southview St	$550	2.0	1.0	1.0	16 Jan 2026
Unit 1, 2 Southview St	$550	2.0	1.0	1.0	16 Jan 2026
Unit 1, 2 Southview St	$550	2.0	1.0	1.0	16 Jan 2026
Unit 1, 2 Southview St	$550	2.0	1.0	1.0	16 Jan 2026
Unit 1, 2 Southview St	$550	2.0	1.0	1.0	16 Jan 2026

Recent Rental House Listings (100)

Address	Rent (per week)	Bedrooms	Bathrooms	Garage spaces	Date
53 Wallbank Way	$700	2	1	1	03 Feb 2026
1 Beattie Ave	$780	3	1	1	02 Feb 2026
38 Westmacott Pde	$800	3	1	1	28 Jan 2026
38 Westmacott Pde	$800	3	1	1	28 Jan 2026
38 Westmacott Pde	$800	3	1	1	28 Jan 2026

Recently Sold Units (100)

Address	Price	Date sold	Sale Type
53a Organs Rd	$1,660,000	13 Jan 2026	On Market
53a Organs Rd	$1,660,000	13 Jan 2026	On Market
53a Organs Rd	$1,660,000	13 Jan 2026	On Market
53a Organs Rd	$1,660,000	13 Jan 2026	On Market
3 Southview St	$750,000	14 Dec 2025	On Market

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