Low Density Residential dominant. Median sale $1.51M over the last 24 months. 84% of decided DAs approved.
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Zoning
Bulli is dominated by R2 — Low Density Residential. 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
Bulli 2516 covers an undefined area within Wollongong City Council.
Drill into any lot in Bulli
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.
lots with remaining GFA capacity
under SEPP (Housing) 2021
lots that may support subdivision
adjoining lots with combined upside
show at least one development signal
average uplift signal across the suburb
Theoretical capacity if every lot built to its limit: 14,370 dwellings, with 982,196 m² of unused GFA across the suburb.
Own a property in Bulli?
Check your lot's exact development potential — height, FSR, granny flat, subdivision, dual-occ.
Constraints & risks
23% of lots are bushfire-prone — a bushfire assessment is likely required; also: 5% of lots carry heritage controls; 1.3% 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
Architecture firm · serves Bulli, NSW
251A Princes Hwy, Bulli NSW 2516
Market
Sales, rent, and yield data drawn from NSW Property Sales Information and rental bond data over the past 24 months.
DA activity
144 development applications for Bulli addresses were decided by Wollongong City Council over the past 24 months. 121 approved — a 84% 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
12 businesses serving Bulli and nearby.
Architecture firm
251A Princes Hwy, Bulli NSW 2516
Real estate agency
322 Princes Hwy, Bulli NSW 2516
Structural engineer
6 O'Brien St, Bulli NSW 2516
Signwriters
3/6 George Ave, Bulli NSW 2516
Architect
Hutton Ave, Bulli NSW 2516
Plumber
190 Princes Hwy, Bulli NSW 2516
Run a local business? Get found by property owners researching Bulli.
List your business — freeFAQs
Bulli is dominated by the R2 (Low Density Residential) zone, which covers 1,925 of 2,462 lots (85%). The full mix is: R2 Low Density Residential (85%), R3 Medium Density Residential (8%), C4 Mixed Use (3%), SP2 Infrastructure (2%), RE1 Public Recreation (2%).
Across Bulli, the average maximum building height is 9.3 m and the average maximum Floor Space Ratio (FSR) is 0.52:1. Individual lots can vary materially — height and FSR are set per zone in the Local Environmental Plan (LEP) and can be modified by overlays. For an exact figure on a specific address, generate a planning report.
Yes — 1,928 lots in Bulli 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 Bulli over the past 24 months is $1,505,000, across 182 sales. Median unimproved land value is $1,080,000.
Median weekly rent for a house in Bulli is $785. Gross rental yield works out to 2.1%.
Wollongong City Council decided 144 development applications for Bulli addresses over the past 24 months, with 121 approved (84% approval rate). Processing time depends heavily on application complexity, council backlog, and whether the application requires referral to other agencies.
Across Bulli, 5% with heritage controls, 22.8% bushfire-prone, 0.8% 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.
2,234 of 2,462 lots in Bulli show identifiable development potential — under-developed for the planning controls, eligible for a granny flat, or capable of subdivision. Average rezoning signal score: 35.3 / 100.
Continue exploring
Compare zoning, development potential, and DA activity across other suburbs in Wollongong City Council and nearby postcodes.
Real estate agency · serves Bulli, NSW
322 Princes Hwy, Bulli NSW 2516
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 Bulli.
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 2516 — population, age, household composition, income, tenure.
abs.gov.au
Zoning, height, FSR, and overlays parsed from the Wollongong City 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 →