Bellellen vs Marshall
Property investment comparison - Bellellen, VIC 3381 vs Marshall, VIC 3216
Head-to-head across core investment metrics: Bellellen wins 0, Marshall 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 | Bellellen | Marshall |
|---|---|---|
| Median house price | $675K | $675K |
| Median unit price | $605K | - |
| Gross rental yield (houses) | 3.11% | 4.05% |
| Gross rental yield (units) | 3.44% | - |
| 1-year house growth | - | +5.2% |
| 3-year house growth | - | +9.8% |
| Vacancy rate | 6.4% | 0.3% |
| Population | 59 | 2,299 |
Bellellen vs Marshall: what the numbers say
Houses cost about the same in both suburbs: the median house price is $675K in Bellellen and $675K in Marshall.
On cash flow, Marshall leads: houses there return a gross rental yield of 4.05%, compared with 3.11% in Bellellen, a gap of 0.94 percentage points.
Rental vacancy is 0.3% in Marshall and 6.4% in Bellellen, so landlords in Marshall face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Marshall is the bigger suburb, with a population of 2,299 against 59, roughly 39 times the size of Bellellen; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Marshall for rental income, Marshall 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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