Bellambi vs Bouddi
Property investment comparison - Bellambi, NSW 2518 vs Bouddi, NSW 2251
Head-to-head across core investment metrics: Bellambi wins 2, Bouddi 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 | Bellambi | Bouddi |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | $660K | $840K |
| Gross rental yield (houses) | 3.09% | 3.24% |
| Gross rental yield (units) | - | 3.85% |
| 1-year house growth | +9.4%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 0.6% | 4.4% |
| Population | 4,039 | 5 |
Bellambi vs Bouddi: what the numbers say
The median house price is $1.3M in Bellambi and $1.3M in Bouddi, so Bouddi is the cheaper entry point.
For units, Bellambi sits at a median of $660K against $840K in Bouddi, which makes Bellambi the more affordable unit market and Bouddi the pricier one.
On cash flow, Bouddi leads: houses there return a gross rental yield of 3.24%, compared with 3.09% in Bellambi, a gap of 0.15 percentage points.
Rental vacancy is 0.6% in Bellambi and 4.4% in Bouddi, so landlords in Bellambi face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bellambi is the bigger suburb, with a population of 4,039 against 5, roughly 808 times the size of Bouddi; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bouddi for rental income, Bouddi for a lower purchase price, Bellambi 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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