Bulli
Investment Score
78
/100
AI Intelligence Summary
Bulli is a charming coastal suburb located 10km north of Wollongong in the Illawarra region, offering an attractive blend of beachside lifestyle and convenient transport links to Sydney. With a population of approximately 2,800 residents, this family-oriented community is characterized by its relaxed coastal atmosphere, proximity to Bulli Beach - a popular surfing and swimming destination, and access to the Royal National Park and Illawarra escarpment. The suburb features a mix of housing types including older fibro homes, renovated properties, and new developments, attracting both sea-changers and young families seeking affordable coastal living. Bulli railway station provides direct connections to Sydney and Wollongong, making it appealing to commuters, though local commercial facilities are limited with residents often traveling to nearby centers for shopping and services. The area has experienced steady population growth and consistent property value increases, driven by strong demand for coastal lifestyle properties. The community maintains a strong local spirit with regular events and markets, while benefiting from improved infrastructure including NBN connectivity and ongoing coastal protection works to address erosion concerns.
Strengths
- •Direct train connection to Sydney CBD and Wollongong
- •Beautiful beachfront location with popular surfing beach
- •Proximity to Royal National Park and natural escarpment
- •Strong community spirit and family-friendly atmosphere
Opportunities
- •Growing sea-change and tree-change migration trends
- •Potential for commercial development to serve local needs
- •Tourism development leveraging beach and park proximity
- •Infrastructure improvements enhancing connectivity
Considerations
- •Limited local commercial facilities and services
- •Coastal erosion requiring ongoing protection works
- •Restricted public transport options beyond train services
- •Distance from major employment centers
Property Market
$985K
+8.5% 1yr
$650K
+6.8% 1yr
$780K
$720/wk
$560/wk
28
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +28.2% | +45.8% |
| Unit | +6.8% | +22.5% | +38.2% |
Rental Yields
House Yield
3.8%
Unit Yield
4.5%
Townhouse Yield
4.1%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Bulli at median house price
Save $2,914
+8% surcharge
$720/wk
Negatively geared
Reduces taxable income
~$451/week
Based on 9.2% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$38,855
After-tax yield
2.32%
Weekly holding cost
$451/wk
10yr CGT (est.)
$260,818
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). Individual circumstances vary. This is general information only and not personal financial advice. Consult your CPA before making investment decisions. Local Knowledge Pty Ltd — Registered Tax Agent.
Demographics
2,800
42
$78K
per annum
68.0%
45.0%
38.0%
4.2%
22.0%
Dwelling Mix
Lifestyle & Community
8
12
1
68.0 km
Nearest Station: Bulli Railway Station
Coastal lifestyle with surfing, swimming, bushwalking, and community events. Residents enjoy a slower pace of life while maintaining convenient access to urban amenities and employment centers through excellent transport links.
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Data sourced from multiple sources. Last updated 26 March 2026.