Buln Buln, Baw Baw: house prices, rent and what to check before you buy
Valuer-General Victoria doesn't report a median house or unit price for Buln Buln: too few sales. Median rent: $258 a week (ABS Census 2021, older than the price figures). Postcode 3821.
What stands out: Part of Buln Buln is under a Floodway Overlay; a bushfire overlay covers 11% of the suburb's land (Vicmap Planning).
Page updated
- Zoning: mostly Farming zone (FZ), 95% of the land
- Planning change: no rezoning or new overlays recorded since 2017
- School zones: parts of Buln Buln are zoned for Buln Buln Primary School and Neerim South Primary School (+1 more) (primary); Neerim District Secondary College and Warragul Regional College (secondary)
- Getting there: nearest train station about 8.0 km from the suburb centre
- Median rent
- $258/wk
- Census 2021 (older)
- Census 2021 median, all rented homes
- Four years older than the price figures; not directly comparable.
- ABS Census 2021
- Planning risk
- Flood 1% Very lowBushfire 11% ModerateHeritage 0% Very low
- share of suburb land area
- 2 suburb-specific overlays to check
- Vicmap Planning
- Getting around
- 8.0 km to nearest station
- 3 zoned primary, 2 secondary schools
- PTV timetable data · Victorian Department of Education school zones
Buln Buln is a small community with a median age of 40, among the most socio-economically advantaged areas in the state on the ABS's SEIFA index. Housing here is overwhelmingly standalone houses. The area is still light on cafés, shops and other everyday amenity. It's not served by train or tram. House sales here are too infrequent for a reliable median — see the unit and land figures below.
Ready to look at a specific property here? See the due diligence hub for what to verify before you sign.
Scope: Victoria, Australia. Suburb data here is Victorian (state valuer, rental, planning and school records); regional Victoria comparison group.
In this profile
- Planning and riskZones, overlays, flood and bushfire, and what is planned nearby, with an address check.
- Prices and rentsMedian prices and rents, how they have moved, and sales volume.
- SchoolsThe government school zones that cover the suburb.
- Living hereTransport, commute times, who lives here and the suburbs nearby.
- Before you buyThe checks every purchase needs, common questions and guides.
Risk and planning in Buln Buln
Buln Buln has relatively light heritage-overlay coverage (about 0%), though it can still apply to individual parcels. A Bushfire Management Overlay affects about 11% of the area.
Suburb-wide shares of the land, not a check of any one address.
Flood-related overlays can add building rules and raise insurance cost.
Share of the suburb. Source: Vicmap Planning · Verify this address
If it applies it adds bushfire construction requirements (a BAL rating) and cost.
Share of the suburb. Source: Vicmap Planning · Verify this address
In a designated bushfire prone area a minimum construction standard applies to new homes, based on the bushfire attack level (BAL). (Department of Transport and Planning (Victoria), verified 22 Oct 2026) So building or rebuilding there means working out the home’s BAL and pricing in what meeting it costs.
Share of the suburb. Source: Designated Bushfire Prone Area (DataVic) · Verify this address
Changes to the outside of a building, and demolition, need council approval. 9 named overlay areas (HO45, HO202, HO205 +6 more) — oldest gazetted 2002.
Share of the suburb. Source: Vicmap Planning · Verify this address
Worth checking in Buln Buln
Floodway
Part of Buln Buln is in a Floodway Overlay — the most serious flood control, where building can be restricted or refused. Make sure the property isn’t within it.
Bushfire Management Overlay
A Bushfire Management Overlay affects ~11% of Buln Buln. If it applies, it drives bushfire construction requirements (BAL rating) and cost.
Zoning mix and building controls
Land use across the suburb (planning zones)
- Zoning
- Rural / Green
- mostly Farming Zone (FZ) · 95% of the suburb
Planning overlays that can affect building, renovating or removing vegetation somewhere in Buln Buln — confirm whether any apply to the specific address.
- Environmental Significance Overlay — environmental values that constrain development
- Development-contributions levy — new development pays an infrastructure contribution
Planning changes in Buln Buln: none recorded since 2017
No zone changes or new planning overlays have been recorded on land in Buln Buln since 2017 — its planning rules have stayed put over the period we track. That stability is itself worth knowing.
Source: Vicmap Planning Scheme History (2017–present). How Melbourne’s zoning actually changed over the decade →
- Suburb
Layers on this map, as a table
| Layer | Share of suburb | Source |
|---|---|---|
| Suburb boundary | The whole suburb | ABS SAL 2021 |
Overlay colours reflect how much of the suburb an overlay covers — green under ~8%, amber ~8–20%, red above 20%. Public-acquisition, contamination (EAO) and floodway overlays are listed above under "Worth checking" wherever they apply, because even a small area can include a specific property. Source: Vicmap Planning. What do these terms mean? · How to verify planning controls for an address
Cost and market in Buln Buln
Buln Buln has too few recorded sales for a reliable median. Typical rent is $258/wk (Census 2021).
Show recorded crime and amenity-density comparisons
Schools
Parts of Buln Buln fall within 3 primary and 2 secondary government school catchments. 1 school is located within the suburb (1 government).
Government schools have address-based catchment zones; Catholic and independent schools set their own enrolment processes.
| Zone | Covers | Boundary | |
|---|---|---|---|
| Primary school zones | |||
| Buln Buln Primary School | 100% | — | |
| Secondary school zones | |||
| Warragul Regional College | 95% | — | |
| Neerim District Secondary College | 5% | — | |
Getting around from Buln Buln
no train, tram or bus stops sit inside the suburb (PTV timetable data).
- Getting around
- 0 train · 0 tram · 0 bus
- nearest train station ~8.0 km · counts are stop points, not stations (a station is often several)
- Train frequency
- every 20 min
- at the nearest station, weekday AM peak
- Tram frequency
- every 12 min
- at the nearest stop, weekday AM peak
- Schools
- 1
- primary & secondary
- Nearest Centrelink
- ~7.9 km
- outside the suburb
Everyday amenity (OpenStreetMap)
- Cafés & amenity density
- 0 cafés
- Low café & amenity density — likely more car-dependent
- Restaurants
- 0
- places to eat nearby
- Supermarkets
- 0
- grocery stores nearby
- Pharmacies
- 0
- chemists nearby
- Parks
- 1
- green space nearby
- Childcare
- 0
- centres nearby
- GP & medical centres
- 0
- nearby
Who lives in Buln Buln
— 551 residents · median age 40 · 88% own their home · SEIFA 10/10
- Population
- 551
- usual residents (Census 2021)
- Owner-occupied
- 88%
- 88% own, 4% private rent, 0% social, 8% other or not stated
- Median age
- 40 yrs
- of residents
- Personal income
- $786/wk
- median, per week
- Household income
- $1,916/wk
- median, per week
- Avg household size
- 2.9 people
- people per home · 82% family households
- Monthly mortgage
- $1,723/mo
- median repayment
- Taxpayer income
- $48,660/yr
- median taxable income, per year (ATO)
- Population growth
- no data
- Recorded crime
- 86 per 1,000 residents
- a year, across all of Baw Baw council, not just Buln Buln · around the state average
In Buln Buln itself: 17 recorded offences in the year to 2026 (Crime Statistics Agency, matched by suburb name and postcode — a closer figure than the council-wide band above, though still a count, not a rate per resident).
Offence category mix (Baw Baw council's mix, latest year):
- Property and deception offences48%
- Justice procedures offences20%
- Crimes against the person19%
- Drug offences7%
- Public order and security offences6%
- Other offences0%
Recorded offences by year, Buln Buln (down 11% since 2019):
| Year | Offences |
|---|---|
| 2019 | 19 |
| 2020 | 17 |
| 2021 | 7 |
| 2022 | 10 |
| 2023 | 27 |
| 2024 | 26 |
| 2025 | 22 |
| 2026 | 17 |
- Median household incomeup 23%
- Median personal incomeup 26%
- Median weekly rentup 12%
- Median ageolder by 1 year
How advantaged the area is
Deciles 1–10 vs all Victorian areas — 10 = most advantaged — from the ABS SEIFA index. A demographic measure, not a house-price one. These three don’t always move together — a suburb with lots of renters or students, for example, can score high on education but lower on income and housing costs.
- Overall advantage
- 10/10
- Among Victoria's most advantaged areas
- Economic resources
- 10/10
- income, housing costs & wealth
- Education & occupation
- 6/10
- qualifications & skilled jobs
The homes here
Mix of dwelling types across the suburb (Census 2021)
Who owns and rents here (Census 2021)
More detail on building height and bedroom mix (Census 2021)
Bedroom mix (share of all occupied dwellings):
- Studio or 1 bedroom: 3%
- 2 bedrooms: 4%
- 3 bedrooms: 42%
- 4 or more bedrooms: 50%
Not sure whether a house, townhouse or apartment suits you? Decide what to buy →
Recorded crime is a council-wide rate — every offence police logged over the latest year (theft, property damage, drug and traffic offences and the like, not only violent crime) divided by the council’s residents. A broad area signal, not a figure for this exact street.
All figures are suburb-level indicators, not property-specific — always confirm the exact address on the Section 32. Sources: ABS Census 2021, Valuer-General Victoria, DFFH Rental Report, Crime Statistics Agency Victoria, Vicmap Planning, Victorian Government UDP, Victorian Department of Education (schools & zones, via data.vic, CC BY 4.0), OpenStreetMap.
Suburbs near Buln Buln
The 6 closest suburbs with a Delora page, by distance between suburb centres.
Before you buy in Buln Buln
Overlay and pipeline checks specific to Buln Buln are in the Planning and risk tab. Two checks apply to every purchase.
Easements & covenants
Check Section 3 for easements (e.g. drainage/sewer along a boundary — you usually can’t build over them) and restrictive covenants (single-dwelling, materials, height) that limit your plans.
Owners corporation (if applicable)
Apartments and many townhouses in Buln Buln are in an owners corporation. If so, the statement must include its certificate — review annual fees, any special levies, the maintenance fund and insurance.
Already under contract in Buln Buln?
Questions about Buln Buln
What postcode is Buln Buln?
Buln Buln is in postcode 3821, in the Baw Baw council area, Victoria.
What is the population of Buln Buln?
Buln Buln had 551 usual residents at the 2021 Census (ABS), with a median age of 40.
Is Buln Buln in a flood zone?
About 1% of Buln Buln's land is under a flood-related planning overlay (LSIO, SBO or floodway), and about 11% is under the Bushfire Management Overlay (Vicmap Planning). These are suburb-wide shares: whether an overlay applies to one property depends on the address, so check it on VicPlan and in the Section 32.
Show all 4 more questions
What should I check in a Section 32 for Buln Buln?
For Buln Buln, pay particular attention to any heritage overlay (none mapped at suburb level — check the specific parcel), any flood-related overlay (about 1% of the land), easements and restrictive covenants on the title, and — for apartments — the owners-corporation certificate with its fees and any special levies.
Does Buln Buln have heritage overlays?
No heritage overlay coverage was mapped for Buln Buln at the suburb level. That doesn't rule out an individually heritage-listed property or a Heritage Overlay on a specific parcel — check the planning section of the Section 32 for this address.
How is Buln Buln zoned?
Most of Buln Buln (95% of the land) is in the Farming (FZ), then TZ (3%) and TRZ2 (1%) (Vicmap Planning). The zone and its schedule set what can be built; check the exact zone for an address on VicPlan.
Which school zones cover Buln Buln?
Parts of Buln Buln are in the government school zones for primary: Buln Buln Primary School, Neerim South Primary School, Warragul North Primary School; secondary: Neerim District Secondary College, Warragul Regional College (Victorian Department of Education school zones). A suburb can span several zones: the exact address decides which applies, so confirm it at findmyschool.vic.gov.au.
Guides for buying in Buln Buln
The heritage, flood and bushfire figures in Planning and risk are suburb-wide — they tell you how common an overlay is here, not whether it applies to one specific address. Confirm via VicPlan and an in-person inspection before you rely on them.
Thinking of buying in Buln Buln?
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