Aintree vs Bellbridge
Property investment comparison - Aintree, VIC 3336 vs Bellbridge, VIC 3691
Head-to-head across core investment metrics: Aintree wins 1, Bellbridge wins 5. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Aintree | Bellbridge |
|---|---|---|
| Median house price | $705K | - |
| Median unit price | $575K | $435K |
| Gross rental yield (houses) | 3.98% | 3.19% |
| Gross rental yield (units) | 2.49% | 4.43% |
| 1-year house growth | +1.1% | +6.0% |
| 3-year house growth | -3.9% | +51.5% |
| Vacancy rate | 14.5% | 3.9% |
| Population | 7,982 | 393 |
Aintree vs Bellbridge: what the numbers say
For units, Aintree sits at a median of $575K against $435K in Bellbridge, which makes Bellbridge the more affordable unit market and Aintree the pricier one.
On cash flow, Aintree leads: houses there return a gross rental yield of 3.98%, compared with 3.19% in Bellbridge, a gap of 0.79 percentage points.
Over the past year house prices moved +1.1% in Aintree and +6.0% in Bellbridge, so recent momentum favours Bellbridge, although both suburbs recorded growth.
Looking back three years, Aintree houses are -3.9% and Bellbridge houses +51.5%, so Bellbridge has compounded faster than Aintree over the longer window.
Rental vacancy is 3.9% in Bellbridge and 14.5% in Aintree, so landlords in Bellbridge face less competition for tenants.
Aintree is the bigger suburb, with a population of 7,982 against 393, roughly 20 times the size of Bellbridge; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Aintree for rental income, Bellbridge for recent price momentum, Bellbridge for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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