Bulli NSW Property Investment
Wollongong · 2516 · Score: 70/100 · Buy
Bulli Short-Term Rental (Airbnb) Market
Estimated revenue assumes year-round availability. Non-hosted short-stays are night-capped in some councils (e.g. 60 nights across most of Byron Shire, 180 in Ballina, Muswellbrook and parts of Greater Sydney) and levied in Victoria — the legal cap can cut achievable income well below this figure. Run STR Check for the rules on a specific address.
Bulli NSW Investment Brief
BUY — $1,674,462 median with 16.9%/yr growth over 5 years.
THE MARKET
Bulli has compounded at 16.9%/yr over 5 years — a house that cost $767,013 in 2021 is worth $1,674,462 today. Properties are sitting on market for 12 days (sellers have the leverage). At the same growth rate, today's median reaches $3,655,509 by 2031.
- Median house: $1,674,462 | Units: $965,259
- Gross yield: 3.1% | Net yield: 1.6%
- 5yr price CAGR: 16.9%/yr | 3yr forecast: 13.5%/yr
- Population: 6,798 | Owner-occupier rate: 78% | Affluence: Very High
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 2.3% (improving) | Rental demand: High
- Median weekly rent: $1,000/wk | Days on market: 12 (improving)
- Balanced market — vacancy manageable but monitor trend.
SHORT-TERM RENTAL
- Median nightly rate: $617/night | Occupancy: 40%
- Estimated annual STR gross: ~$90,054/yr
- vs long-term rent: $52,000/yr (+73% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Standard suburban transport access
BULL CASE
If Bulli maintains 3%+ annual growth and vacancy stays below 1.6%, median prices could reach $1,925,631 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Bulli pull back 10-15% from $1,674,462, with vacancy rising to 4.1% and rental yields softening as tenants gain leverage.
KEY RISKS
- Distance from CBD may limit long-term capital growth potential
COMPARABLE MARKETS
- Barrack Point (NSW): $1,671,610 median, 2.6% yield, 1.8% 1yr growth
- Sandilands (NSW): $1,200,000 median, 1.7% yield, 0.0% 1yr growth
- Sawyers Gully (NSW): $1,244,592 median, 2.2% yield, -14.8% 1yr growth
THE PLAY
Bulli presents a compelling investment opportunity. The combination of solid fundamentals and high rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 3.1% and prioritise properties with value-add potential. Consider timing entry around the current boom phase of the market cycle.
- Entry range: $1,507,016 – $1,841,908
- Minimum gross yield to target: 4.5%
- Watch signal: vacancy dropping below 2% and days on market holding under 35
This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.
Gentrification Index
Growth Forecast
high confidenceBasis: 5yr CAGR 16.9% + 10yr CAGR 10.0%
- +Above-average population growth (2.2%/yr)
- +Low rental vacancy (2.3%) — constrained supply
- +Fast sales (12 days avg) — strong buyer demand
- −High supply pipeline (6738 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-06
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
1,211
2020
1,385
2021
1,228
2022
1,346
2023
1,568
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2516
Decile 9 of 10 — Low disadvantage
Population
6,798
Education (IEO)
9/10
Econ. Resources (IER)
9/10
10-Year Investment Projection
Modelled on Bulli NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $1000/wk median rent for Bulli. Capital growth and rent increase are editable assumptions.
Schools
In your catchment
These are the government-school zones containing this suburb centroid. Specific addresses within the suburb may fall in different catchments — confirm with the school directly.
Nearby Suburbs
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Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.