Bellambi vs Edmondson Park

The median house price is $1.3M in Bellambi and $1.3M in Edmondson Park, so Bellambi is the cheaper entry point.

For units, Bellambi sits at a median of $660K against $750K in Edmondson Park, which makes Bellambi the more affordable unit market and Edmondson Park the pricier one.

On cash flow, Edmondson Park leads: houses there return a gross rental yield of 3.30%, compared with 3.09% in Bellambi, a gap of 0.21 percentage points.

Over the past year house prices moved +9.4% in Bellambi (an estimate) and +6.5% in Edmondson Park, so recent momentum favours Bellambi, although both suburbs recorded growth.

Rental vacancy is 0.6% in Bellambi and 3.1% in Edmondson Park, so landlords in Bellambi face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Edmondson Park is the bigger suburb, with a population of 12,080 against 4,039, roughly 3.0 times the size of Bellambi; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Edmondson Park for rental income, Bellambi for a lower purchase price, 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.