Bulla is in Hume LGA, VIC, postcode 3428, with population 668.
The page has enough signal to be useful, but the story is mixed rather than decisive. Use compare mode to pressure-test it against stronger nearby options, then use the calculator if it still makes the shortlist.
Population movement supports a growth-led read.
Small local population makes the signal set more fragile.
Price series isn't recorded for this suburb. Census housing data is shown instead.
Official vacancy is published at the Greater Melbourne level, not per suburb. Shaded band marks a balanced market (2.5–3.5%).
89% of homes here are owner-occupied and 9% rented, with 10% of landlords negatively geared.
89% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.
ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.
This suburb 30% · VIC median 17%
Nationally · lighter rent burden than 6% of AU suburbs
Owners with a mortgage repay a median of $2,100/mo, while renters pay about $2,275/mo — renting runs $175/mo higher on these medians.
At the median asking rent, about 48% of households here would spend more than 30% of income on rent (rent stress line: $1,750/wk income).
Getting to work: 69% drive, 1% public transport, 2% walk or cycle, 20% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).
Top 95% most liveable of 4,565Australian suburbs.
Bar = this suburb's percentile · tick = typical (median) peer
Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.
Building due diligence
The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.
About 98.0% of the suburb is within Victoria's mapped Bushfire Prone Area.
May affect: External construction · Roof and wall systems · Openings, screens and decks
About 0.7% of the suburb intersects VIC LSIO.
May affect: Floor levels and drainage · Water-resistant assemblies · Material durability
Confirm the NCC climate zone used for the building design and energy provisions.
May affect: Insulation and glazing · Condensation control · Roof-space ventilation
A suburb layer cannot determine the site wind classification or Bushfire Attack Level.
May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing
Confirm marine or corrosive exposure and the applicable termite-management requirements.
May affect: Fasteners and connectors · Roofing and coatings · Termite management
This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.
NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions
Share of the suburb within Victoria's gazetted Bushfire Prone Area (Vicmap, CC BY), point-sampled across the suburb. A Bushfire Prone Area is a planning designation that triggers the building code's bushfire construction provisions — it is not a graduated hazard rating or a property-level Bushfire Attack Level (BAL) assessment. Obtain a BAL assessment (AS 3959) for an individual property.
Estimated exposure to the official flood-hazard layer (VIC LSIO), point-sampled across the suburb. This shows how much of the suburb sits within mapped flood-planning areas — it is not a property-level flood certificate. Areas without a completed flood study may be unmapped. Check the local council's flood maps for an individual property.
Active Airbnb listings point-mapped to this suburb from Inside Airbnb (CC BY 4.0). Occupancy and revenue are estimates from Inside Airbnb's San Francisco model (review-rate proxy, minimum-stay assumption, occupancy capped at 70%) — they are gross, indicative, and not a guarantee of returns. Short-stay letting is subject to state and local regulation.
Land-use mix estimated by point-sampling the suburb against Vicmap Planning scheme-zone polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.
LGA-level official projection (Victoria in Future 2023, DTP). Indicative of the wider council area, not a suburb-level forecast.
ABS population projection (2022 base) for the Greenvale - Bulla SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.
Bulla (postcode 3428) is a close-knit residential community in Victoria within the Hume local government area. With a population of 668, the suburb has a settled, mature resident base with a median age of 45. Households earn a median income of $90K per year, with an average household size of 2.8 people. Recent annual estimates show population movement into the broader catchment, with population growth running at +3.0% year-on-year at the LGA level. VIC employment has moved +0.8% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. VIC also had 41 Commonwealth-backed major projects under construction, 18 underway, and 24 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are technicians & trades, clerical & administrative, managers. Employment in the area leans toward construction and transport & logistics. The top ancestries reported are Australian, English, Italian.
The current median weekly rent is $525. The median monthly mortgage repayment is $2,100.
Public transport access includes 4 bus stops. The crime rate in the Hume LGA is moderate at 7,968 incidents per 100,000 population.
On the investment side, Population growth of +3.0% year-on-year points to strong growth demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.
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There is enough direct local evidence on Bulla for a first-pass decision.
QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.
DataVic-discovered annual suburb price workbooks parsed into suburb prices. Quarterly VIC resources are discovered and cached, but not yet used as current-price anchors.
Use current rent as a starting signal, not as a fixed underwriting truth.
Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.
Bulla is in the Hume Local Government Area, VIC, postcode 3428. Council-level context for Hume LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.
The median weekly rent in Bulla is $525/wk, based on the current market rent dataset. The current rent signal is rent context available.
Rent context available: Bulla has usable rent context. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.
QuickProperty's investment signals for Bulla show: Strong Growth, Steady. These are computed from price, rent, income, and population data — not an opaque score.
Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.
Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.