Median house price
$793k
+8.6% change
NSW · Singleton Council
Bulga, 2330
Est. population · Jun 2025
392
Growth (1 yr)
+0.8%
Growth (5 yr)
+4.3%
Median age
37
Median income
$2,062/wk
Employment rate
56.7%
Median house price · October to December 2025
$793,000
Languages at home
2.2%non-English
Most common: Afrikaans
2021 Census · usual residence
Desirability score
- Green suburb
- Excellent transport
- Heritage area
- High desirability
Suburb profile
In Singleton Council, Bulga keeps a rural calm, a smaller community with room to breathe and a strong local rhythm. Working households and growing families are the backbone of local life, with family life visible on every street. The pace is unhurried, with local businesses and community spots doing the heavy lifting.
Everyday basics may be close by, but bigger shopping and services typically require a trip to a nearby centre. Green space punches above what many regional towns offer, with parks and playgrounds woven through the suburb. A car helps for most daily errands, though buses still link the suburb further afield.
Housing is expensive relative to much of the state. The suburb still has an emerging character, as newer residents settle in and local identity forms.
Versus similar regional towns, the suburb reads below average on desirability, chiefly because growth momentum trail behind. Limited access to some essential local services also trimmed the result.
At a glance
Bulga snapshot
A quick read of housing, growth, livability, and risk
Median rent
$605/wk
Houses $620 · Units $465
Population (ERP)
392
+0.8% annual growth
Dwelling vacancy
9.4%
Census unoccupied dwellings
Livability profile
Desirability pillars vs the peer median (50th percentile)
How it compares
Relative standing using percentiles, ranks, and national deciles
Desirability
#211
among Country & regional · Emerging
Safety
53rd
percentile in state (higher = safer)
Pop. growth
59th
percentile in NSW
Advantage (IRSAD)
4/10
national SEIFA decile
Population growth
Recent ERP change over 1 and 5 years
Housing mix
Dwelling types from the 2021 Census
Risks & flags
Quick scan — open a section below for full context
Living here
Desirability
Ranks & confidence
- Desirability score
- 29.0/100 — Below average
- National rank
- 5732nd in Australia
- State rank
- 1854th in NSW
- Peer rank
- #211 among Country & regional · Emerging suburbs
- Cohort rank
- #834 among Country & regional suburbs
- Data confidence
- 81%
Data sources & freshness
- Suburb Guide desirability index — Suburb Guide (derived) · current · Updated
Housing
- Flats / units (January to March 2026)
- $465
- Houses (January to March 2026)
- $620
- All types (January to March 2026)
- $605
- Rental bonds lodged (January to March 2026)
- 134
- Median house price (October to December 2025)
- $793,000
- Median price change
- +8.6%
Median weekly rent from NSW DCJ rent tables. Figures can be unreliable where few bonds were lodged in the quarter.
Contributes to desirability score · Housing (15%) · Future Growth (7%)
Median price, rental yield and vacancy Recent price momentum
Data sources & freshness
- DCJ rent and sales tables — NSW Department of Communities and Justice · January to March 2026; October to December 2025 · Updated · Quarterly releases
Population
Estimated resident population
392(June 2025)
+0.8% annual · +4.3% over 5 years · 59th percentile in NSW
Growth figures & methodology
- Annual growth
- +0.8%
- 5-year growth
- +4.3%
- Change in 1 year
- +3
- Change in 5 years
- +16
- Growth rank in NSW
- 59th percentile
ABS Estimated Resident Population allocated to this suburb from SA2-level data. Not an official ABS suburb count.
Methodology
Figures are allocated from ABS Estimated Resident Population at Statistical Area Level 2 (SA2), using 2021 Census share within overlapping SA2 regions. Where Census data is unavailable, area overlap is used instead.
The dashed chart line is a simple growth-trend estimate to June 2030 (~400), extrapolated at +0.8% average annual growth since 2011. It is illustrative only — not an official ABS forecast.
2021 Census figures
2021 Census
- Population
- 418
- Median age
- 37
- Median household income / week
- $2,062
- Dwelling vacancy
- 9.4%
- Unoccupied private dwellings
- 12 of 128
- Median monthly mortgage
- $2,092
- Employment rate
- 56.7%
- Dwelling mix (houses / semi / flats)
- 124 / 0 / 0
Contributes to desirability score · Community (5%)
Employment, household income and age diversity (2021 Census)
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
- Estimated Resident Population — Australian Bureau of Statistics · 2025 · Updated · SA2 ERP allocated to suburb boundaries
Community & culture
No 2021 Census cultural diversity data for this suburb yet.
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
Crime & safety
Reported offences decreased compared with the previous period.
Offence counts & rates
- Total offences (Jan 2025 to Dec 2025)
- 28
- Against the person
- 9
- Against property
- 11
- Rate per 1,000 residents
- 71.4
- Person-crime prevalence
- About 1 in 46 residents
- State safety percentile
- 53th (lower crime is better)
- Decrease (daily rate)
- -3.2%
Most common offence types
- Breach Apprehended Violence Order101
- Domestic Violence Related Assault147
- Fraud106
- Intimidation, Stalking And Harassment179
- Malicious Damage To Property156
Contributes to desirability score · Safety (18%)
Crime rate and year-on-year trend
Data sources & freshness
- BOCSAR postcode crime statistics — NSW Bureau of Crime Statistics and Research · Jan 2024 to Dec 2024 → Jan 2025 to Dec 2025; Jan 2025 to Dec 2025 · Updated · Rolling 12-month windows
Family & Lifestyle
Public transport
4 public transport stops in this suburb
- 490 Charlton Rd
- 490 Charlton Rd
- Charlton Rd Opp 490
- Charlton Rd Opp 490
Contributes to desirability score · Accessibility (15%)
Public transport stop coverage
Data sources & freshness
- Timetables Complete GTFS stops (© Transport for NSW, CC BY 4.0) — Transport for NSW — Open Data Hub · current · Updated · Nightly GTFS feed
Amenities
No OpenStreetMap amenities mapped for this suburb yet.
Contributes to desirability score · Lifestyle (15%)
Food, shopping, recreation and sport (OpenStreetMap)
Data sources & freshness
- Local amenity insights — Suburb Guide (derived) · current · Updated
- OpenStreetMap amenities — OpenStreetMap contributors · current · Updated
Green cover
- Parks & woodland (OSM)
- 17
- Parks (OSM)
- 0
OpenStreetMap parks and natural woodland features mapped within the suburb boundary.
Contributes to desirability score · Environment (10%)
Parks and green cover (OpenStreetMap)
Data sources & freshness
- OpenStreetMap green cover — OpenStreetMap contributors · current · Updated
Health access
- Nearest hospital
- Singleton Hospital (20.6 km)
- Nearest hospital type
- Hospital
- Nearest hospital emergency
- Emergency department
Contributes to desirability score · Accessibility (15%)
Hospitals and GP clinics
Data sources & freshness
- Hospitals & clinics — OpenStreetMap + state health datasets · current · Updated
NDIS participation
- NDIS participants (31 March 2026)
- 10
- Participants per 1,000 residents
- 25.5
Active NDIS participants allocated from NDIA Statistical Area Level 2 (SA2, ASGS 2016) counts to this suburb boundary. Not an official suburb-level NDIS figure · as at 31 March 2026.
For NDIS spend and service-demand exploration by SA2 or postcode, see the Care Sector Demand Map.
Data sources & freshness
- NDIS participants by SA2 — National Disability Insurance Agency · 2026-Q1 · Updated · Quarterly SA2 counts allocated to suburb boundaries
Weather
Typical conditions by season for suburbs in the same ~44 km climate area. Rainfall totals are summed from monthly WorldClim layers; rainy-day counts are approximate.
Summer (Dec–Feb)
- Usual max / min
- 27° / 16°
- Rainfall
- 308 mm · ~38 rainy days
Autumn (Mar–May)
- Usual max / min
- 22° / 12°
- Rainfall
- 258 mm · ~32 rainy days
Winter (Jun–Aug)
- Usual max / min
- 16° / 6°
- Rainfall
- 150 mm · ~19 rainy days
Spring (Sep–Nov)
- Usual max / min
- 22° / 11°
- Rainfall
- 203 mm · ~25 rainy days
Contributes to desirability score · Lifestyle (15%)
Temperature and humidity comfort
Data sources & freshness
- Seasonal climate normals — WorldClim 2.1 · Updated
Future & Planning
Planning & development
Development applications from NSW Planning Portal.
2026· 1 proposal
February 2026
- Shed; Erection of a new structure192 THOMPSONS ROAD BULGA 2330Determined
2025· 3 proposals
November 2025
- Erection of a new structure; Swimming pool5B WOLLEMI PEAK ROAD BULGA 2330Determined
September 2025
- Demolition; Erection of a new structure; Service station2046 PUTTY ROAD BULGA 2330Additional Information Requested
May 2025
- Shed; Erection of a new structure12 TURNBULL ROAD BULGA 2330Determined
2024· 3 proposals
December 2024
- Alterations or additions to an existing building or structure; Service station2046 PUTTY ROAD BULGA 2330Determined
September 2024
- Erection of a new structure; Swimming pool303A THE INLET ROAD BULGA 2330Determined
February 2024
- Shed; Erection of a new structure341 THE INLET ROAD BULGA 2330Determined
2023· 1 proposal
September 2023
- Subdivision98 WOLLEMI PEAK ROAD BULGA 2330Determined
2022· 5 proposals
November 2022
- Dwelling217 THE INLET ROAD BULGA 2330Determined
August 2022
- Alterations and additions to residential development11 TURNBULL ROAD BULGA 2330Determined
June 2022
- Subdivision of land28 THE INLET ROAD BULGA 2330Determined
February 2022
- Home business14 TURNBULL ROAD BULGA 2330Determined
- Shed2240 PUTTY ROAD BULGA 2330Determined
2021· 4 proposals
October 2021
- Balconies, decks, patios, terraces or verandahs; Shed; OtherTHE INLET ROAD BULGA 2330Determined
August 2021
- Shed33 Carrington Street SingletonDetermined
- Other2038 PUTTY ROAD BULGA 2330Determined
July 2021
- Emergency services facility and bush fire hazard reduction2161 PUTTY ROAD BULGA 2330Determined
Contributes to desirability score · Future Growth (7%)
Development and planning activity
Data sources & freshness
- Online DA development application register — NSW Department of Planning, Housing and Infrastructure · 2026 · Updated · Daily feed (from Oct 2018)
Heritage
1 heritage place
- Bulga Bridge over Wollombi BrookMain Road 213 BulgaSHR
Data sources & freshness
- State heritage register — State heritage authority · current · Updated
Hazards
- Bushfire planning zone
- Overlay applies
Bushfire overlay checked at suburb centroid via NSW bush fire prone land mapping.
Contributes to desirability score · Safety (18%)
Bushfire hazard overlays
Data sources & freshness
- Hazard planning overlays — State government hazard layers · current · Updated
Politics & representation
- Federal electorate
- Hunter
- Member of Parliament
- Dan REPACHOLI (Australian Labor Party)
- Results from
- 2025 federal election
- Electorate enrolment (2025)
- 132,184
- Turnout (2025)
- 91.9%
- Swing since 2022 (2025)
- +4.7 pp toward Labor
Two-party preferred (2025)
Coalition 40.5%Labor 59.5%
Estimated suburb voting profile
Estimated from 8 nearby ordinary polling places (up to 28.3 km away).
Coalition 52.3%Labor 47.7%
11.8 percentage points more Coalition-leaning than the electorate
Estimated swing since 2022: +0.8 pp toward Labor
Nearest polling places
- MilbrodaleLabor 47.1% · Coalition 52.9% TPP (2025)6.7 km away
- BrokeLabor 52.9% · Coalition 47.1% TPP (2025)16.1 km away
- Jerrys PlainsLabor 40.4% · Coalition 59.6% TPP (2025)17.1 km away
- SingletonLabor 46.9% · Coalition 53.1% TPP (2025)18.9 km away
- Singleton HeightsLabor 54.2% · Coalition 45.8% TPP (2025)19.0 km away
Federal electorate from AEC federal division boundaries (2025 redistribution). Division-level results are official AEC figures from the latest general election, with by-election updates where applicable. The estimated suburb profile blends up to eight nearest ordinary polling booths in the same electorate using inverse-distance weighting from the suburb centroid — an approximation, not official AEC data. Nearest polling places are shown for reference.
Data sources & freshness
- Federal election results — Australian Electoral Commission · Updated · 2025 election with by-election overlays
Socio-economic
- IRSAD decile (2021)
- 4/10
- IRSD decile (2021)
- 4/10
ABS Socio-Economic Indexes for Areas (SEIFA), 2021 release — the latest available, derived from the 2021 Census. Deciles rank suburbs nationally from 1 (lowest) to 10 (highest).
What do IRSAD and IRSD measure?
IRSAD — Index of Relative Socio-economic Advantage and Disadvantage. Combines indicators of advantage (e.g. high income, skilled occupations) and disadvantage. Higher decile = more advantaged relative to other Australian areas.
IRSD — Index of Relative Socio-economic Disadvantage. Focuses on disadvantage only (e.g. low income, unemployment, limited education). Higher decile = less disadvantage nationally.
A new SEIFA edition typically follows each census; the ABS has not announced a release date beyond 2021.
Contributes to desirability score · Community (5%)
Socio-economic advantage (IRSAD decile)
Data sources & freshness
- SEIFA 2021 (IRSAD / IRSD) — Australian Bureau of Statistics · Updated
More in Singleton Council
Other suburbs in the same local government area.
Comparable suburbs
Similar population and socio-economic profile in other parts of New South Wales.