Atlaso rates Bulli units as HOLD. Average growth outlook. Vacancy is extremely tight at 0.4%, well below the 2.5% equilibrium, but conviction is not high enough for a BUY rating. Better units options may be available in Wollongong.
At $868K, Bulli ranks #23 of 33 units in Wollongong. The long-term structural outlook is Below average. Prices grew 31.7% over the past year, showing strong momentum.
OPPORTUNITY ENGINE
Structural opportunity remains selective at this price level.
3 stronger-positioned units identified in Wollongong.
Shifting to SellersMarket tightening. Act sooner rather than later.
+1.6%
Asking Prices (3mo)
+26.0%
Rents (12mo)
0.4%
Vacancy
36%
Fresh Stock (<30d)
Unit Asking Prices (12 months)
$865K
Unit Weekly Rents (12 months)
$831/wk
Vacancy Rate (24 months)
--- 1.5% tight--- 3.0% loose
Listing Age (12 months)
Fresh (<30d)30-60d60-90d90-180d180d+
Data for postcode 2516.
Momentum Health
Elevated risk
61% stall probability
Bulli has been running at 31.7% growth but multiple stall indicators are present. Vacancy may be loosening, yield is compressing, or the suburb has caught up to city pricing. Consider taking partial profits.
STALL RISK61%
Suburb Profile
Bulli at a Glance
SEIFA Index
9/10
Most advantaged
Household Income
$2,331/wk
Median household
Median Age
40
Years
Mortgage Stress
25%
of income
Population Growth
+1.2%
vs state +1.4%
Ownership Mix
27.8%owned46.5%mortgage23.1%renting
Demographic Trends
Bulli Over Time
Median Household Income (Census)
Population Growth Rate (Census)
Dwelling Composition (Census)
Rental Yield History
Census data: ABS. Yield series: weekly market data.
Full Bulli Analysis
Access the full structural analysis, fair value estimate, bedroom-level pricing, and supply intelligence.
3-Year Structural OutlookStrong
Conviction LevelHigh
Fair Value GapX.X% undervalued
3-Bed House Price$X,XXX,XXX
Gross YieldX.X%
Weekly Rent$XXX
SEIFA DecileX/10
Building ApprovalsXX dwellings
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Atlaso rates Bulli as HOLD confidence for capital growth. In our out-of-sample testing, 90% of our STRONG BUY suburbs grew more than 8% annually. Our model analyses price trends, volume, demographics, and market conditions across Bulli and 46 Australian cities to generate this rating.
What is the median house price in Bulli?
The current median house price in Bulli, nsw is $868K, with annual growth of +3.1%. Properties sell in approximately 22 days.
How fast do properties sell in Bulli?
Properties in Bulli sell in 22 days on average. The market is currently rated Below average. This is faster than the national average, indicating strong buyer demand.
What is the growth outlook for Bulli?
Atlaso's model analyses 23 structural signals including price history, volume trends, yields, and vacancy to rate Bulli's growth potential. The model predicts whether a suburb is likely to outperform, not by how much. Our ratings have been validated across 46 Australian cities, with 90% of top-rated suburbs growing more than 8% a year.
What is the rental yield in Bulli?
The gross rental yield for houses in Bulli is 4.0%. This is in line with the broader market average.
Important: Atlaso provides general research information only and does not constitute personal financial advice, property advice, or a recommendation to buy, sell, or hold any property. Suburb scores, growth ratings, rental yield estimates, and market signals are based on quantitative models using historical data. They are not guarantees of future performance. Property values can fall as well as rise. You should seek independent licensed financial and property advice before making any investment decision. Atlaso Pty Ltd (ABN 84 696 036 469) is not a licensed financial adviser and does not hold an Australian Financial Services Licence (AFSL).