Bellara vs Murray
Property investment comparison - Bellara, QLD 4507 vs Murray, QLD 4814
Head-to-head across core investment metrics: Bellara wins 2, Murray 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 | Bellara | Murray |
|---|---|---|
| Median house price | $865K | $865K |
| Median unit price | $650K | $480K |
| Gross rental yield (houses) | 3.95% | 3.54% |
| Gross rental yield (units) | 3.95% | 5.53% |
| 1-year house growth | +12.1% | - |
| 3-year house growth | +40.5% | - |
| Vacancy rate | 0.5% | 1.6% |
| Population | 3,278 | 1,739 |
Bellara vs Murray: what the numbers say
Houses cost about the same in both suburbs: the median house price is $865K in Bellara and $865K in Murray.
For units, Bellara sits at a median of $650K against $480K in Murray, which makes Murray the more affordable unit market and Bellara the pricier one.
On cash flow, Bellara leads: houses there return a gross rental yield of 3.95%, compared with 3.54% in Murray, a gap of 0.41 percentage points.
Rental vacancy is 0.5% in Bellara and 1.6% in Murray, so landlords in Bellara face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bellara is the bigger suburb, with a population of 3,278 against 1,739, larger than Murray; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bellara for rental income, Bellara 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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