Bellbrae vs Portsea
Property investment comparison - Bellbrae, VIC 3228 vs Portsea, VIC 3944
Head-to-head across core investment metrics: Bellbrae wins 4, Portsea 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 | Bellbrae | Portsea |
|---|---|---|
| Median house price | $2.9M | $2.9M |
| Median unit price | $760K | $995K |
| Gross rental yield (houses) | - | 1.82% |
| Gross rental yield (units) | 4.79% | 1.87% |
| 1-year house growth | -6.1% | -1.7% |
| 3-year house growth | -13.0% | +7.5% |
| Vacancy rate | 2.5% | 4.2% |
| Population | 1,346 | 787 |
Bellbrae vs Portsea: what the numbers say
The median house price is $2.9M in Bellbrae and $2.9M in Portsea, so Bellbrae is the cheaper entry point, with Portsea houses about 1% dearer.
For units, Bellbrae sits at a median of $760K against $995K in Portsea, which makes Bellbrae the more affordable unit market and Portsea the pricier one.
Over the past year house prices moved -6.1% in Bellbrae and -1.7% in Portsea, so recent momentum favours Portsea, while Bellbrae went backwards.
Looking back three years, Bellbrae houses are -13.0% and Portsea houses +7.5%, so Portsea has compounded faster than Bellbrae over the longer window.
Rental vacancy is 2.5% in Bellbrae and 4.2% in Portsea, so landlords in Bellbrae face less competition for tenants.
Bellbrae is the bigger suburb, with a population of 1,346 against 787, larger than Portsea; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bellbrae for a lower purchase price, Portsea for recent price momentum, Bellbrae 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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