Bulli flood map & planning overlays
A planning-constraint profile of Bulli (Wollongong, NSW) - 8.01 km², mapped from live council and state overlay data. This suburb is highly constrained.
Everything below is suburb-wide. Overlays change block to block - see which ones actually touch your lot. The map is free.
Constraint readout
8.01 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Bulli's boundary, with the flood, bushfire and environmental overlays drawn on top. It shows where constraints fall; the interactive map shows them on your exact address.
Bulli at a glance
How Bulli is zoned
Buying in Bulli? The zoning, flood and bushfire lines on the section 10.7 certificate attached to the contract are mapped controls - see our s10.7 certificate guide.
Across its 8.01 km², Bulli is highly constrained by planning overlays. Flood mapping covers the suburb and none of it falls within a mapped flood overlay, and 64% is flagged bushfire-prone. There are 45 heritage-listed sites on record, and the dominant land-use zone is National Parks and Nature Reserves. The median lot measures about 626 m² across 2,464 parcels. These figures are suburb-wide - the overlays that actually apply to a given lot can differ block to block, which is what a property-level check tells you.
Who lives in Bulli
Census 2021 figures published by the ABS for the Bulli suburb boundary itself, not a wider region.
Socio-economic standing
ABS SEIFA 2021 ranks every Australian suburb. Decile 1 is the most disadvantaged tenth of the country, decile 10 the least.
Score 1074, and decile 9 within New South Wales. The national average is 1000.
Age profile
Share of Bulli's 6,798 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Woonona - Bulli - Russell Vale, the wider ABS statistical area containing Bulli. There is no annual population series published at suburb level, so this describes the surrounding area rather than Bulli itself.
17,234 in 2001 to 20,974 in 2025, up 22%.
Source: Australian Bureau of Statistics. Census of Population and Housing 2021 (General Community Profile) and SEIFA 2021, both published at the Suburbs and Localities level; Regional Population (estimated resident population) at Statistical Area Level 2. Used under CC BY 4.0. Census counts of small populations are randomly adjusted by the ABS to protect confidentiality, so figures for small suburbs are indicative.
Bulli data sources and coverage
Every figure below is an aggregate for the suburb boundary. “Not mapped” means LayeredGeo does not hold a source layer covering this suburb; it is never an all-clear for a particular property.
| Dataset | Coverage | Publisher |
|---|---|---|
| Flood mapping | Mapped | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Bushfire-prone mapping | Mapped | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Zoning | Mapped | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Heritage and environment | Mapped where published | NSW Government spatial services, NSW ePlanning and published council flood studies |
| Demographics | Available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 5 August 2026. See the methodology and full source list. Source data changes over time and critical decisions should be checked with the responsible authority.
Check a specific Bulli address
See exactly which overlays touch a single property - the interactive map is free. Need it on paper? A full planning PDF is just $9.
See what's in the $9 report →Bulli planning - frequently asked
Where can I see a flood map of Bulli?
The schematic on this page is a Bulli flood map: the mapped flood overlays drawn over the suburb's terrain and street grid. Flood lines vary block to block, so for a specific property use the free interactive map - search any Bulli address and it shows the flood, zoning and bushfire mapping on the exact lot boundary.
Is Bulli flood-prone?
Flood mapping covers Bulli and none of the suburb falls within a mapped flood overlay (the council-wide suburb average is 4%). Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.
Is Bulli bushfire-prone?
Yes - around 64% of Bulli is mapped as bushfire-prone, compared with a Wollongong average of 56%. A bushfire-prone designation can trigger additional building requirements, so check the specific address.
What is the zoning in Bulli?
The dominant planning zone in Bulli is National Parks and Nature Reserves, though the suburb also includes Low Density Residential and Environmental Conservation. Zoning sets what you can build and do on a site, and can differ lot by lot.
Does Bulli have heritage-listed places?
Bulli has 45 heritage-listed places on record. Heritage listing affects what you can alter or demolish, so confirm whether a specific property is listed or near a heritage place.
What is the typical lot size in Bulli?
Across 2,464 surveyed parcels in Bulli, the median lot size is about 626 m². There are also 17 registered easements mapped in the suburb - an easement can restrict where you can build, so always check the title and overlays for the specific lot.
Does Bulli have a train station?
Yes - Bulli has 1 train station: Bulli Station. It is also served by 73 bus stops.
What is the population of Bulli?
At the 2021 Census Bulli had 6,798 usual residents, with a median age of 40 and an average household size of 2.8 people. The wider Woonona - Bulli - Russell Vale statistical area, which contains Bulli, went from 17,234 people in 2001 to 20,974 in 2025, up 22%. ABS publishes no annual population series for individual suburbs, so that trend describes the surrounding area rather than Bulli alone.
Is Bulli an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Bulli scores 1074 and sits in decile 10 of 10 nationally and decile 9 within New South Wales - decile 1 being the most disadvantaged tenth of Australian suburbs and decile 10 the least. The national average score is 1000. SEIFA summarises income, education, occupation and housing across the whole suburb, so it describes the area, not any particular household in it.
What is the median household income in Bulli?
Median household income in Bulli was $2,331 a week at the 2021 Census, against $1,912 for the typical suburb in Wollongong. Median rent was $370 a week and the median mortgage repayment $2,525 a month. These are 2021 Census figures and have not been indexed to today.
Do I need a planning report for a Bulli property?
A Bulli planning report pulls every overlay - zoning, flood, bushfire, heritage and environmental - that touches a single lot, on live council and state data. The interactive map preview is free; a full PDF report is $9.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Thirroul | 1.8 km | 0% | 52% |
| Woonona | 2.6 km | 0% | 41% |
| Russell Vale | 3.2 km | 0% | 39% |
| Austinmer | 3.7 km | 0% | 73% |
| Corrimal | 4.9 km | 0% | 39% |
| Bellambi | 5.0 km | 0% | 21% |
| Coledale | 5.6 km | 0% | 71% |
| East Corrimal | 5.7 km | 0% | 19% |
| Tarrawanna | 6.0 km | 0% | 71% |
| Towradgi | 6.4 km | 0% | 1% |