Bellambi vs Box Hill
Property investment comparison - Bellambi, NSW 2518 vs Box Hill, NSW 2765
Head-to-head across core investment metrics: Bellambi wins 3, Box Hill wins 0. 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 | Box Hill |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | $660K | $1.1M |
| Gross rental yield (houses) | 3.09% | - |
| Gross rental yield (units) | - | 3.33% |
| 1-year house growth | +9.4%estimate | +6.0% |
| 3-year house growth | - | +16.4% |
| Vacancy rate | 0.6% | 6.2% |
| Population | 4,039 | 6,450 |
Bellambi vs Box Hill: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.3M in Bellambi and $1.3M in Box Hill.
For units, Bellambi sits at a median of $660K against $1.1M in Box Hill, which makes Bellambi the more affordable unit market and Box Hill the pricier one.
Over the past year house prices moved +9.4% in Bellambi (an estimate) and +6.0% in Box Hill, so recent momentum favours Bellambi, although both suburbs recorded growth.
Rental vacancy is 0.6% in Bellambi and 6.2% in Box Hill, so landlords in Bellambi face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Box Hill is the bigger suburb, with a population of 6,450 against 4,039, larger than Bellambi; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bellambi for recent price momentum, 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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