Aintree vs Bellellen
Property investment comparison - Aintree, VIC 3336 vs Bellellen, VIC 3380
Head-to-head across core investment metrics: Aintree wins 0, Bellellen wins 3. 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 | Bellellen |
|---|---|---|
| Median house price | $705K | - |
| Median unit price | $575K | - |
| Gross rental yield (houses) | 3.98% | 4.48% |
| Gross rental yield (units) | 2.49% | 4.41% |
| 1-year house growth | +1.1% | - |
| 3-year house growth | -3.9% | - |
| Vacancy rate | 14.5% | 1.7% |
| Population | 7,982 | 59 |
Aintree vs Bellellen: what the numbers say
On cash flow, Bellellen leads: houses there return a gross rental yield of 4.48%, compared with 3.98% in Aintree, a gap of 0.50 percentage points.
Rental vacancy is 1.7% in Bellellen and 14.5% in Aintree, so landlords in Bellellen face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Aintree is the bigger suburb, with a population of 7,982 against 59, roughly 135 times the size of Bellellen; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bellellen for rental income, Bellellen 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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