Boolambayte vs Bulahdelah.
Comparing two suburbs with median house prices of $586,000 and $570,000. Bulahdelah edges out on more headline metrics in this comparison.
Bulahdelah (median $570,000) is roughly 3% cheaper to buy into than Boolambayte ($586,000). Over the past year, Boolambayte (0%) ran 17.4 percentage points ahead of Bulahdelah (-17.4%) on house-price growth.
Bulahdelah scores higher on walkability (0/100 vs 34/100 ), useful if you're optimising for a car-light household.
For buyers
Bulahdelah is the lower entry point at $570,000 median, 3% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Investors face a yield-versus-growth split: Bulahdelah delivers the better gross yield (5.02% vs 4.88%), but Boolambayte has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
For families
Boolambayte has a heavier family-household mix (79% vs 67%), which typically signals stronger demand for family-amenable infrastructure (parks, schools, supermarkets).
Common questions
Is Boolambayte or Bulahdelah cheaper to buy in?
Bulahdelah has the lower median house price at $570,000, roughly 3% below Boolambayte ($586,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Boolambayte or Bulahdelah?
Over the past 12 months, Boolambayte grew 0% vs -17.4% in Bulahdelah, a gap of 17.4 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Which is more walkable, Boolambayte or Bulahdelah?
Bulahdelah scores 34/100 on walkability vs 0/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Boolambayte or Bulahdelah?
Gross rental yield on houses is 5.02% in Bulahdelah vs 4.88% in Boolambayte. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
Compare Boolambayte against another suburb