Bellambi vs Moonee Beach
Property investment comparison - Bellambi, NSW 2518 vs Moonee Beach, NSW 2450
Head-to-head across core investment metrics: Bellambi wins 1, Moonee Beach 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 | Bellambi | Moonee Beach |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | $660K | - |
| Gross rental yield (houses) | 3.09% | 3.54% |
| Gross rental yield (units) | - | 4.40% |
| 1-year house growth | +9.4%estimate | +12.5% |
| 3-year house growth | - | +9.0% |
| Vacancy rate | 0.6% | 2.0% |
| Population | 4,039 | 2,176 |
Bellambi vs Moonee Beach: what the numbers say
The median house price is $1.3M in Bellambi and $1.3M in Moonee Beach, so Moonee Beach is the cheaper entry point.
On cash flow, Moonee Beach leads: houses there return a gross rental yield of 3.54%, compared with 3.09% in Bellambi, a gap of 0.45 percentage points.
Over the past year house prices moved +9.4% in Bellambi (an estimate) and +12.5% in Moonee Beach, so recent momentum favours Moonee Beach, although both suburbs recorded growth.
Rental vacancy is 0.6% in Bellambi and 2.0% in Moonee Beach, 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 2,176, larger than Moonee Beach; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Moonee Beach for rental income, Moonee Beach for a lower purchase price, Moonee Beach 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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