Bulli, NSW
FAIR VALUE4,193 sales · 36 years of data · NSW, Australia
Bulli, NSW Property Market Overview
Bulli, NSW 2516, is a coastal suburb located approximately 70 kilometres south of Sydney's CBD. This picturesque area boasts a vibrant property market with a rich history, evidenced by 36 years of recorded sales data. With a total of 4,193 property sales logged, Bulli presents a comprehensive dataset for analysing its real estate trends.
As of early 2026, the median property price in Bulli stands at $1,585,000 across all property types. Breaking this down, houses command a median price of $1,700,000, while apartments are positioned at $915,000. Bulli is notable for its blend of coastal lifestyle and accessibility to both natural landscapes and urban amenities.
Property Mix
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Every figure backed by NSW government sale records
What Subscribers See
A preview of the full analysis available for Bulli
Top streets in Bulli, NSW by median sale price
See which streets command the highest prices and how many sales back each ranking.
| # | Street | Median Price |
|---|---|---|
| 1 | Farrell Rd | $1,347,500 |
| 2 | Alanson Ave | $1,350,000 |
| 3 | Willcath St | $1,720,000 |
| 4 | Point St | $1,820,000 |
... and 103 more streets available
Subscribers also see:
- Street price per m² analysis
- Street annual growth rates (CAGR)
- Premium vs discount % comparison
Streets by price per square metre
Compare land and building value across streets — essential for finding underpriced pockets.
| # | Street | Median $/m² |
|---|---|---|
| 1 | Aragan Cct | $6,111/m² |
| 2 | Panmills Dr | $6,686/m² |
| 3 | Owen St | $4,955/m² |
| 4 | Farrell Rd | $3,487/m² |
... and more $/m² rankings
View full $/m² data →Fastest growing streets by median price
10-year compound annual growth rate (CAGR) by street — see which streets are outperforming the suburb.
| # | Street | 10yr CAGR |
|---|---|---|
| 1 | Hutton Ave | +8.8% |
| 2 | Sandon Dr | +9.0% |
| 3 | George Ave | +8.5% |
| 4 | Willcath St | +8.5% |
... and more street growth rates
See all growth rates →Past growth rates are not indicative of future performance. This data is for informational purposes only.
Building-by-building comparison
| # | Address | Median |
|---|---|---|
| 1 | 11 Owen St | $600,000 |
| 2 | 204 Princes Hwy | $778,000 |
| 3 | 208 Princes Hwy | $1,005,000 |
... and 16 more buildings
Compare individual buildings by price per sqm, median unit price, and sales volume. Identify which buildings are gaining or losing value relative to the suburb average.
View full building data →Flipper risk & hold period analysis
Properties resold within 2 years may signal problems — structural issues, noisy locations, or overpayment. See hold period distribution and flagged streets.
See flipper risk data →Settlement times & problem streets
Extended settlement times can indicate building defects, financing difficulties, or legal issues. See which streets have the longest settlement periods.
See settlement data →Density & development tracking
Track which streets are converting from houses to apartments. Understand how density is changing the suburb's character and property values over time.
See density trends →Unlock the full Bulli analysis
107 streets and 20 buildings to explore
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Bulli at a Glance
Bulli, NSW
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Local Amenities
Living in Bulli, NSW
Living in Bulli offers a relaxed coastal lifestyle with access to stunning beaches, parks, and essential amenities. Bulli Beach is a popular spot for swimming, surfing, and sunbathing, while nearby parks like Bulli Beach Reserve provide green spaces for recreation. The suburb also features local shops, cafes, and restaurants that cater to the community's needs.
Families are drawn to Bulli due to its proximity to reputable schools such as Bulli High School and Bulli Public School. Bulli Train Station provides convenient access to Sydney and other nearby areas. The suburb has a strong sense of community, with local events and activities that foster a welcoming atmosphere. Bulli's blend of natural beauty and community spirit makes it a desirable place to call home.
Who Buys in Bulli?
The buyer profile in Bulli is diverse, encompassing families, professionals, and downsizers seeking a coastal lifestyle. Families are attracted to the area due to its schools, parks, and family-friendly amenities. The median house price of $1,700,000 suggests a market that caters to established buyers.
The 11.9% strata percentage indicates a smaller proportion of apartment buyers compared to house buyers. The historical CAGR of 9.3% over the past 10 years may attract some investors, although the primary appeal of Bulli remains its lifestyle benefits. First home buyers may find it challenging to enter the market due to the higher median prices.
Market Analysis
Currently, the Bulli property market is assessed to be near its long-term trend, indicating fair value as of early 2026. This suggests that prices are aligned with historical growth patterns and underlying economic factors. The cycle position reflects a balanced market, where demand and supply are relatively in equilibrium.
For prospective buyers and sellers, understanding Bulli's position in the property cycle is crucial. While the market is currently at fair value, continuous monitoring of economic indicators and local market dynamics is essential to anticipate future shifts. This assessment provides a baseline for understanding the current conditions in Bulli's property landscape.
Is Bulli a Good Investment?
Bulli's property market has demonstrated consistent growth over the long term, supported by its desirable coastal location and strong community appeal. The historical CAGR of 7.3% over the full period of data (36 years) indicates a stable and growing market. This growth is driven by factors such as increasing demand for coastal living and the suburb's proximity to Sydney.
As of early 2026, the market is assessed to be near its long-term trend, suggesting fair value. This indicates that prices are currently aligned with historical growth patterns. The combination of historical growth and current market position makes Bulli an area of interest for those analysing property trends. Bulli's unique blend of lifestyle and accessibility continues to underpin its property values.
Bulli Market Outlook
As of early 2026, the Bulli property market is assessed to be near its long-term trend, indicating fair value. Recent price trends suggest a period of stability, aligning with historical growth patterns. The market is influenced by factors such as interest rates, economic conditions, and local demand.
While the market is currently at fair value, it's important to continuously monitor economic indicators and local market dynamics to anticipate future shifts. Bulli's coastal location and community appeal continue to support its property values.
Streets & Location in Bulli, NSW
Bulli's location along the coast offers residents a unique lifestyle, blending beachside living with proximity to essential amenities. Certain streets within Bulli command higher median prices, with PARK RD, HOSPITAL RD, and OWEN ST being among the top streets by median value. The suburb encompasses a total of 107 streets, each contributing to the diverse character of Bulli.
The postcode 2516 identifies Bulli and its surrounding areas, encapsulating a community that values its coastal environment and accessibility. The suburb's layout and street network contribute to its overall appeal and liveability.
Market Dynamics
Transaction patterns in Bulli indicate a relatively efficient market, with an average settlement timeframe of 59 days. This timeframe reflects the typical duration required for property transactions to complete, from initial agreement to final settlement. The settlement days provide insight into the liquidity and efficiency of the Bulli property market.
The data does not indicate a significant percentage of quick-flip transactions (N/A), suggesting that most property owners in Bulli hold their properties for a longer duration. This lack of quick-flip activity can contribute to market stability and sustained growth.
Development & Density
Bulli exhibits a mix of housing types, with a significant proportion of traditional houses and a smaller percentage of apartments. The suburb features approximately 20 apartment buildings, contributing to a moderate level of development density. The housing composition reflects a balance between established residential areas and modern apartment complexes.
The relatively low percentage of strata title properties (11.9%) indicates that houses are the dominant property type in Bulli. This housing composition influences the overall character of the suburb and its appeal to different types of buyers.
Growth & Property Mix
Historically, Bulli has demonstrated consistent growth in property values. Over the past 10 years, the suburb has experienced a Compound Annual Growth Rate (CAGR) of 9.3%. Examining a longer timeframe, the 20-year CAGR sits at 6.7%, while the full-period CAGR, spanning 36 years of data, registers at 7.3%. These figures provide insight into the long-term performance of the Bulli property market.
The property mix in Bulli includes both houses and apartments, with apartments representing 11.9% of the market based on strata title ownership. This composition influences overall market dynamics and price variations within the suburb.
All data on this page is sourced from NSW government property sale records. Market analysis, cycle positions, growth rates, and all other metrics are provided for informational purposes only and do not constitute financial, investment, legal, or property advice. Always seek independent professional advice before making any property or financial decisions.
This information is based on historical sales data and does not constitute financial, investment, or property advice. Past performance is not indicative of future results. Always consult a qualified professional before making property decisions.