Bell vs Glenroy
Property investment comparison - Bell, NSW 2786 vs Glenroy, NSW 2640
Head-to-head across core investment metrics: Bell wins 1, Glenroy wins 2. 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 | Glenroy |
|---|---|---|
| Median house price | $715K | $710K |
| Median unit price | - | - |
| Gross rental yield (houses) | 4.78% | 4.14% |
| Gross rental yield (units) | - | 5.10% |
| 1-year house growth | - | +10.8% |
| 3-year house growth | - | +33.0% |
| Vacancy rate | 8.4% | 1.4% |
| Population | 44 | 3,528 |
Bell vs Glenroy: what the numbers say
The median house price is $715K in Bell and $710K in Glenroy, so Glenroy is the cheaper entry point, with Bell houses about 1% dearer.
On cash flow, Bell leads: houses there return a gross rental yield of 4.78%, compared with 4.14% in Glenroy, a gap of 0.64 percentage points.
Rental vacancy is 1.4% in Glenroy and 8.4% in Bell, so landlords in Glenroy face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Glenroy is the bigger suburb, with a population of 3,528 against 44, roughly 80 times the size of Bell; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bell for rental income, Glenroy for a lower purchase price, Glenroy 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