Bell vs East Tamworth
Property investment comparison - Bell, NSW 2786 vs East Tamworth, NSW 2340
Head-to-head across core investment metrics: Bell wins 2, East Tamworth wins 1. 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 | Bell | East Tamworth |
|---|---|---|
| Median house price | $715K | $720K |
| Median unit price | - | $440K |
| Gross rental yield (houses) | 4.78% | 4.12% |
| Gross rental yield (units) | - | 5.33% |
| 1-year house growth | - | +11.4% |
| 3-year house growth | - | +27.2% |
| Vacancy rate | 8.4% | 3.2% |
| Population | 44 | 5,417 |
Bell vs East Tamworth: what the numbers say
The median house price is $715K in Bell and $720K in East Tamworth, so Bell is the cheaper entry point, with East Tamworth houses about 1% dearer.
On cash flow, Bell leads: houses there return a gross rental yield of 4.78%, compared with 4.12% in East Tamworth, a gap of 0.66 percentage points.
Rental vacancy is 3.2% in East Tamworth and 8.4% in Bell, so landlords in East Tamworth face less competition for tenants.
East Tamworth is the bigger suburb, with a population of 5,417 against 44, roughly 123 times the size of Bell; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bell for rental income, Bell for a lower purchase price, East Tamworth 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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