Bella Vista vs Five Dock
Property investment comparison - Bella Vista, NSW 2153 vs Five Dock, NSW 2046
Head-to-head across core investment metrics: Bella Vista wins 1, Five Dock 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 | Bella Vista | Five Dock |
|---|---|---|
| Median house price | $2.8M | $2.8M |
| Median unit price | $1.5M | $1.2M |
| Gross rental yield (houses) | 2.04% | - |
| Gross rental yield (units) | 3.02% | 3.64% |
| 1-year house growth | +6.4% | +0.1%estimate |
| 3-year house growth | +2.3% | - |
| Vacancy rate | 2.3% | 2.0% |
| Population | 8,384 | 9,823 |
Bella Vista vs Five Dock: what the numbers say
Houses cost about the same in both suburbs: the median house price is $2.8M in Bella Vista and $2.8M in Five Dock.
For units, Bella Vista sits at a median of $1.5M against $1.2M in Five Dock, which makes Five Dock the more affordable unit market and Bella Vista the pricier one.
Over the past year house prices moved +6.4% in Bella Vista and +0.1% in Five Dock (an estimate), so recent momentum favours Bella Vista, although both suburbs recorded growth.
Rental vacancy is 2.0% in Five Dock and 2.3% in Bella Vista, so landlords in Five Dock face less competition for tenants.
Five Dock is the bigger suburb, with a population of 9,823 against 8,384, larger than Bella Vista; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bella Vista for recent price momentum, Five Dock 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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