Bullaburra at a glance
Median house
$921,250
+5.3% year on year
Median unit
$300,960
Walk score
2
Very car dependent
Population
1,300
Median age 45
The brief
What to know about Bullaburra.
The postcode for Bullaburra is 2784 (NSW), part of Greater Sydney.
The median house price in Bullaburra is $921,250.
Bullaburra (2784) sits in the Blue Mountains region of NSW. The median house here is $921,250, below the NSW median of around $1.10M. Prices have moved +5.3% over the past year, ahead of the NSW average (3%).
Bullaburra has roughly 1,300 residents, with an established, older skew. Households are predominantly owner-occupied. Daily life is car-dependent: most residents drive to work, school and the shops.
Side by side
Compare Bullaburra with a nearby suburb.
Median, growth, schools, walkability, all in one view.
Nearby suburbs
Day to day
What it’s like to live here.
Bullaburra scores 2/100 on walkability, which makes it car-dependent with limited public transport. Plan for two cars in a typical household, especially if work isn't local.
Summer days here average around 26°C (mild), winter mornings around 8°C (mild). Annual rainfall lands at about 1302mm. Data comes from the Bureau of Meteorology's Sydney (Observatory Hill) station, 32.5km away.
Schooling within or near the suburb covers 6 government primary, 1 government secondary, 2 Catholic, 4 independent.
Who lives here
Demographics.
The 2021 Census put Bullaburra's population at 1,300, with a median age of 45. That sits as an established, older skew. Households are predominantly owner-occupied (85% own, 15% rent), which shapes everything from school catchment stability to how often properties turn over. The household mix skews family-dominated (72% family households, 25% lone person), so amenity decisions tend to follow what families want: parks, schools, supermarkets.
Population
1,300
Median age
45
Family households
72%
Lone person
25%
Demographics data as of May 2026· ABS 2021 Census
Houses change hands at $921,250 on a typical sale, below the NSW median. Units come in around $300,960, roughly 67% below the house median. The 12-month picture is one of steady growth (+5.3%).
For buyers
A 20% deposit on the median house works out to roughly $184,000. Prices are below the NSW median, which keeps Bullaburra on the radar for first-home buyers and right-sizers.
For sellers
Twelve-month growth is +5.3%, supporting confident pricing at the upper end of recent comparables.
Market
The price of a home here.
Median house price
$921,250
+5.3% over the past year. Median unit price $300,960.
Sales data as of September 2026· sales-nsw
Rental and ownership
Weekly rent (house)
$400/wk
Weekly rent (unit)
$400/wk
Owner occupied
85%
Renter occupied
15%
At a deeper level
$921,250
+5.3% annual growth
$300,960
1,300
Median age: 45
Free appraisal
What’s your home worth in Bullaburra?
A local agent who actually sells in Bullaburra will give you an honest number, backed by recent comparable sales. Free, no commitment to list.
Free guide · 2026 edition
Thinking of selling in Bullaburra?
The complete guide to selling: what it costs, how agents price your home, and a 12-week plan to settlement. Personalised to Bullaburra, free, in 60 seconds.
Free guide · 2026 edition
Thinking of buying in Bullaburra?
What you can actually spend, the 2026 first home buyer schemes for your state, and how not to overpay. A free buying guide, in about 60 seconds.
Get property alerts for Bullaburra
Be the first to know when new listings hit the market.
For investors
Investment overview.
Gross rental yield on houses sits at 2.26% (median rent $400/wk against a $921,250 price tag). Units yield 6.91% gross, often the better cash-flow play for first-time investors. Renter share is modest (15%), so the rental pool is smaller and tenant demand can be patchier than in higher-density suburbs. The 12-month growth of +5.3% adds a capital-growth case on top of the yield.
Gross Yield (House)
Source: NSW Valuer General (PSI) · Sept 20262.26%
Based on $921,250 median
Gross Yield (Unit)
Source: NSW Valuer General (PSI) · Sept 20266.91%
Based on $300,960 median
Annual Growth (House)
Source: NSW Valuer General (PSI) · Sept 2026+5.3%
Year-on-year capital growth
Annual Growth (Unit)
Source: NSW Valuer General (PSI) · Sept 2026–
Year-on-year capital growth
Owner Occupancy
Source: ABS Census 2021 · May 202685%
Higher = more owner-occupier demand
Days on Market
Source: NSW Valuer General (PSI) · Sept 2026–
Lower = higher buyer demand
Gross rental yield is annual rent divided by purchase price, before expenses. It does not account for vacancy rates, management fees, maintenance, or financing costs. Use this as a starting point for further research.
5-year trajectory
at +5.3%/yr
2021
$712K
5-year change
+29%
2026
$921K
Trajectory derived from the current median compounded at the suburb’s annual growth rate, not raw sale-by-sale history.
Safety
Crime and safety.
28
total offences in 2025
Top offence categories
Crime statistics are reported at LGA level and may cover a broader area than this suburb.
Source: State Police Open Data
Crime data as of January 2025· State Police Open Data
Getting around
Walkability.
2
0
100
Scores calculated from OpenStreetMap data (ODbL)
Walkability data as of May 2026· OpenStreetMap
Place
Location.
Amenities
Transport
Nearby suburbs
Education
Schools in Bullaburra.
Local schools for Bullaburra
View the catchment for each school to find out more.
Government School Catchment
Lawson Public School
Hazelbrook Public School
Wentworth Falls Public School
© ACARA, licensed under CC BY 4.0.
Climate
Weather year-round.
Annual Rainfall
1302 mm
Hottest Month (avg max)
26.2°C
Coldest Month (avg min)
8.4°C
Monthly Rainfall (mm)
Weather data from BOM station Sydney (Observatory Hill) (33 km away)
Climate data as of May 2026· Bureau of Meteorology
Frequently asked
About Bullaburra.
- What is the median house price in Bullaburra?
- The median house price in Bullaburra, NSW 2784 is $921,250. The median unit price is $300,960. Annual growth is +5.3%.
- What is the Bullaburra postcode?
- Bullaburra is in the 2784 postcode, in NSW, in the Blue Mountains City Council region.
- Where is Bullaburra?
- Bullaburra is a suburb of Sydney, in NSW 2784. It is part of the Greater Sydney area, in the Blue Mountains City Council region.
- What is the average rent in Bullaburra?
- The median weekly rent for houses is $400, for units it's $400.
- What schools are in Bullaburra?
- There are 13 schools serving Bullaburra on this page, including Lawson Public School, Our Lady of The Nativity Primary School, Korowal School.
- How walkable is Bullaburra?
- Bullaburra has a Walk Score of 2 out of 100, highly car-dependent. transit score 0, bike score 100.
- What suburbs are near Bullaburra?
- Bullaburra is close to Lawson, Kedumba, Wentworth Falls, Hazelbrook, Woodford.
- What is the population of Bullaburra?
- The population of Bullaburra is approximately 1,300 (2021 Census). The median age is 45.
For Sale
Bullaburra
Buying
Selling
Surrounding Suburbs
Side by side
Compare Bullaburra vs a nearby suburb
See median prices, growth, schools, walkability and risk side by side in one view.
Sources cited
Median, growth and rental data from state revenue offices and ABS. Census from ABS 2021. Climate from BoM. Hazard from Geoscience Australia. School data from ACARA. Crime from state police open data. Full methodology →
Always dated
Every figure on this page carries its source and as-of date in a tooltip. If a figure looks off to you, tell us and we’ll fix it within a week.
No login
No paywall, no sign-up, no download form. The suburb data is the product. We earn from partner brokers and agents on the rare occasion you ask for one.
Thinking about selling in Bullaburra?
The complete selling guide, personalised to Bullaburra: what it really costs, how agents price homes here, and a 12-week plan to settlement. Free PDF, 60 seconds.
Get the free selling guide