Bellbowrie vs Dundowran Beach
Property investment comparison - Bellbowrie, QLD 4070 vs Dundowran Beach, QLD 4655
Head-to-head across core investment metrics: Bellbowrie wins 2, Dundowran Beach 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 | Bellbowrie | Dundowran Beach |
|---|---|---|
| Median house price | $1.3M | $1.3M |
| Median unit price | - | $860K |
| Gross rental yield (houses) | 3.26% | - |
| Gross rental yield (units) | 4.12% | 3.43% |
| 1-year house growth | +8.4% | +5.4% |
| 3-year house growth | +27.7% | +34.4% |
| Vacancy rate | 1.9% | 1.4% |
| Population | 5,495 | 2,299 |
Bellbowrie vs Dundowran Beach: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.3M in Bellbowrie and $1.3M in Dundowran Beach.
Over the past year house prices moved +8.4% in Bellbowrie and +5.4% in Dundowran Beach, so recent momentum favours Bellbowrie, although both suburbs recorded growth.
Looking back three years, Bellbowrie houses are +27.7% and Dundowran Beach houses +34.4%, so Dundowran Beach has compounded faster than Bellbowrie over the longer window.
Rental vacancy is 1.4% in Dundowran Beach and 1.9% in Bellbowrie, so landlords in Dundowran Beach face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bellbowrie is the bigger suburb, with a population of 5,495 against 2,299, roughly 2.4 times the size of Dundowran Beach; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bellbowrie for recent price momentum, Dundowran Beach for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
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Dundowran Beach, QLD 4655
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