Beacon Hill vs Belrose
Property investment comparison - Beacon Hill, NSW 2100 vs Belrose, NSW 2085
Head-to-head across core investment metrics: Beacon Hill wins 1, Belrose wins 4. 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 | Beacon Hill | Belrose |
|---|---|---|
| Median house price | $2.4M | $2.4M |
| Median unit price | $2.1M | - |
| Gross rental yield (houses) | 2.90% | 3.34% |
| Gross rental yield (units) | 1.21% | 2.22% |
| 1-year house growth | +0.1%estimate | -1.4%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 2.0% | 1.7% |
| Population | 7,814 | 8,726 |
Beacon Hill vs Belrose: what the numbers say
The median house price is $2.4M in Beacon Hill and $2.4M in Belrose, so Belrose is the cheaper entry point, with Beacon Hill houses about 1% dearer.
On cash flow, Belrose leads: houses there return a gross rental yield of 3.34%, compared with 2.90% in Beacon Hill, a gap of 0.44 percentage points.
Over the past year house prices moved +0.1% in Beacon Hill (an estimate) and -1.4% in Belrose (an estimate), so recent momentum favours Beacon Hill, while Belrose went backwards.
Rental vacancy is 1.7% in Belrose and 2.0% in Beacon Hill, so landlords in Belrose face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Belrose is the bigger suburb, with a population of 8,726 against 7,814, larger than Beacon Hill; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Belrose for rental income, Belrose for a lower purchase price, Beacon Hill for recent price momentum, Belrose 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
Compare any 2-4 Australian suburbs
Build your own multi-suburb comparison with the full interactive tool.
Open interactive comparison