Broke vs Bulga
Broke (median $900,000) is roughly 22% cheaper to buy into than Bulga ($1,150,000). Over the past year, Bulga (+17.3%) ran 18.1 percentage points ahead of Broke (-0.8%) on house-price growth.
Buying in Broke or Bulga?
Selling in Broke? The free selling guide
Broke and Bulga side by side
| Measure | Broke | Bulga |
|---|---|---|
| Price and market | ||
| Median house | $900,000 | $1,150,000 |
| Median unit | $288,000 | $288,000 |
| House price change, 12 months | -0.8% | +17.3% |
| Renting | ||
| House rent | $640/wk | $640/wk |
| Unit rent | $480/wk | $480/wk |
| Owner occupied | 81.0% | 56.0% |
| Renter occupied | 14.0% | 39.0% |
| Schools | ||
| Schools nearby | 20 | 9 |
| Average ICSEA | 928 | 910 |
| Lifestyle and people | ||
| Walk score | 4 | – |
| Transit score | 0 | – |
| Bike score | 0 | – |
| Population | 557 | 418 |
| Median age | 43 | 37 |
| Climate | ||
| Annual rainfall | 653 mm | 687 mm |
| Mean max, January | 31.2°C | 31.3°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
On school quality, the average ICSEA across schools serving Broke (928) sits above Bulga (910). Broke skews owner-occupied (81%), Bulga runs more rental-dense (56% owner).
- For buyers
- Broke is the lower entry point at $900,000 median, 22% 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: Broke delivers the better gross yield (3.70% vs 2.89%), but Bulga 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
- Broke edges out on average school ICSEA (928 vs 910). Bulga also has a higher family-household share (82% vs 72%), so the catchment community skews family-heavy.
Broke vs Bulga: common questions
Is Broke or Bulga cheaper to buy in?
Broke has the lower median house price at $900,000, roughly 22% below Bulga ($1,150,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Broke or Bulga?
Over the past 12 months, Bulga grew +17.3% vs -0.8% in Broke, a gap of 18.1 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.
Does Broke or Bulga have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Broke scores 928 vs 910 in Bulga. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which suburb has higher rental yield, Broke or Bulga?
Gross rental yield on houses is 3.70% in Broke vs 2.89% in Bulga. 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.
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