Bulli vs Austinmer.
Comparing two suburbs with median house prices of $1,700,000 and $1,792,500.
Bulli (median $1,700,000) is roughly 5% cheaper to buy into than Austinmer ($1,792,500). Over the past year, Bulli (+17.2%) ran 23.6 percentage points ahead of Austinmer (-6.4%) on house-price growth.
Austinmer scores higher on walkability (0/100 vs 2/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Austinmer (1049) sits above Bulli (1047).
For buyers
Bulli is the lower entry point at $1,700,000 median, 5% 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: Austinmer delivers the better gross yield (2.90% vs 2.81%), but Bulli 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
Austinmer edges out on average school ICSEA (1049 vs 1047).
Common questions
Is Bulli or Austinmer cheaper to buy in?
Bulli has the lower median house price at $1,700,000, roughly 5% below Austinmer ($1,792,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bulli or Austinmer?
Over the past 12 months, Bulli grew +17.2% vs -6.4% in Austinmer, a gap of 23.6 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 Bulli or Austinmer have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Austinmer scores 1049 vs 1047 in Bulli. 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 is more walkable, Bulli or Austinmer?
Austinmer scores 2/100 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, Bulli or Austinmer?
Gross rental yield on houses is 2.90% in Austinmer vs 2.81% in Bulli. 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 Bulli against another suburb