Primary Production Small Lots dominant. Median sale $1.15M over the last 24 months. 86% of decided DAs approved.
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Zoning
Bulga is dominated by RU4 — Primary Production Small Lots. Land use rules, height, FSR, and permitted developments are set per zone in the Local Environmental Plan and refined by the Development Control Plan.
Limit varies by lot — check your address for the exact figure.
Floor Space Ratio — total floor area as a multiple of lot area.
Location
Bulga 2330 covers an undefined area within Singleton Council.
Drill into any lot in Bulga
Open the interactive map — click any address to see its zone, height, FSR, overlays, and approval likelihood.
Development potential
We score every lot for development signal — under-built relative to the controls, eligible for a granny flat, or sized for subdivision.
under SEPP (Housing) 2021
lots that may support subdivision
show at least one development signal
average uplift signal across the suburb
Own a property in Bulga?
Check your lot's exact development potential — height, FSR, granny flat, subdivision, dual-occ.
Constraints & risks
89% of lots are bushfire-prone — a bushfire assessment is likely required; also: 1% of lots carry heritage controls; 32.1% of lots intersect a Threatened Ecological Community.
Suburb-wide percentages — your specific lot may have all, some, or none of these.
Mapped flood-prone land
RFS bushfire-prone land mapping
Heritage item or Conservation Area
Within 100 m of EPA-listed site
Mapped TEC vegetation
Coastal hazard mapping
ANEF / aircraft noise
Market
Sales, rent, and yield data drawn from NSW Property Sales Information and rental bond data over the past 24 months.
DA activity
7 development applications for Bulga addresses were decided by Singleton Council over the past 24 months. 6 approved — a 86% approval rate.
Demographics & lifestyle
ABS Census 2021 population data combined with lot-level amenity, healthcare, lifestyle, and crime indices.
Walkable amenity within 1 km
GP / hospital / pharmacy proximity
Cafés, parks, schools, transport
ZoneDSS Marketplace
0 businesses serving Bulga and nearby.
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List your business — freeFAQs
Bulga is dominated by the RU4 (Primary Production Small Lots) zone, which covers 103 of 321 lots (32%). The full mix is: RU4 Primary Production Small Lots (32%), RU1 Primary Production (30%), C4 Mixed Use (16%), R5 Large Lot Residential (14%), C1 Local Centre (8%).
Yes — 46 lots in Bulga appear eligible for a granny flat under SEPP (Housing) 2021, based on lot size, zoning, and frontage. Eligibility is lot-specific: get a planning report on your address to confirm.
The median sale price in Bulga over the past 24 months is $1,150,000, across 7 sales. Median unimproved land value is $548,000.
Median weekly rent for a house in Bulga is $530. Gross rental yield works out to 2.3%.
Singleton Council decided 7 development applications for Bulga addresses over the past 24 months, with 6 approved (86% approval rate). Processing time depends heavily on application complexity, council backlog, and whether the application requires referral to other agencies.
Across Bulga, 1% with heritage controls, 89.4% bushfire-prone, 0.3% near contaminated sites. These are suburb-wide percentages — every lot has its own combination. A planning report on a specific address shows exactly which controls apply.
0 of 321 lots in Bulga show identifiable development potential — under-developed for the planning controls, eligible for a granny flat, or capable of subdivision. Average rezoning signal score: 2.5 / 100.
Continue exploring
Compare zoning, development potential, and DA activity across other suburbs in Singleton Council and nearby postcodes.
Suburb-wide stats are useful for context. For a buy-or-walk decision on a specific lot, you need every control, every constraint, and every clause cited to source.
Run a report — from A$2914-section report · LEP + SEPP + DCP cross-referenced · cited to source
Verify with official sources
Don't take our word for it. Every figure on this page is computed from authoritative New South Wales Government data — and you can verify any of it directly with the source.
Official zoning, height, FSR, and overlay maps for any NSW address. The primary source for everything on this page.
planningportal.nsw.gov.au
Cadastral lot boundaries, aerial imagery, easements, and environmental overlays from NSW Spatial Services.
maps.six.nsw.gov.au
State-listed heritage items and Heritage Conservation Areas. Search by suburb to see what's listed in Bulga.
hms.heritage.nsw.gov.au
Sites notified to the EPA under the Contaminated Land Management Act. Critical for due diligence on any address.
apps.epa.nsw.gov.au
Rural Fire Service map of bushfire-prone land categories. Triggers BAL assessment requirements for new builds.
rfs.nsw.gov.au
Australian Bureau of Statistics QuickStats for postcode 2330 — population, age, household composition, income, tenure.
abs.gov.au
Zoning, height, FSR, and overlays parsed from the Singleton Council Local Environmental Plan, applicable State Environmental Planning Policies, and the Development Control Plan. Property sales drawn from NSW Property Sales Information. DA history aggregated from the NSW Planning Portal. Heritage, flood, bushfire, contaminated land, TEC, sea-level rise, and aircraft noise overlays from the NSW Spatial Services and EPA registers. Population, age, income, and tenure from ABS Census 2021. Aggregated by ZoneDSS · last updated 2026-04-27.
Suburb-wide statistics — your specific lot may vary. Always run a planning report on the actual address before making a decision. How ZoneDSS works →