Bella Vista vs Kentlyn
Property investment comparison - Bella Vista, NSW 2153 vs Kentlyn, NSW 2560
Head-to-head across core investment metrics: Bella Vista wins 2, Kentlyn 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 | Kentlyn |
|---|---|---|
| Median house price | $2.8M | $2.8M |
| Median unit price | $1.5M | $530K |
| Gross rental yield (houses) | 2.04% | 1.19% |
| Gross rental yield (units) | 3.02% | 4.82% |
| 1-year house growth | +6.4% | - |
| 3-year house growth | +2.3% | - |
| Vacancy rate | 2.3% | 0.8% |
| Population | 8,384 | 726 |
Bella Vista vs Kentlyn: what the numbers say
The median house price is $2.8M in Bella Vista and $2.8M in Kentlyn, so Bella Vista is the cheaper entry point, with Kentlyn houses about 1% dearer.
For units, Bella Vista sits at a median of $1.5M against $530K in Kentlyn, which makes Kentlyn the more affordable unit market and Bella Vista the pricier one.
On cash flow, Bella Vista leads: houses there return a gross rental yield of 2.04%, compared with 1.19% in Kentlyn, a gap of 0.85 percentage points.
Rental vacancy is 0.8% in Kentlyn and 2.3% in Bella Vista, so landlords in Kentlyn face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bella Vista is the bigger suburb, with a population of 8,384 against 726, roughly 12 times the size of Kentlyn; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bella Vista for rental income, Bella Vista for a lower purchase price, Kentlyn 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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