Bellevue Heights vs Dulwich
Property investment comparison - Bellevue Heights, SA 5050 vs Dulwich, SA 5065
Head-to-head across core investment metrics: Bellevue Heights wins 4, Dulwich wins 1. 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 | Bellevue Heights | Dulwich |
|---|---|---|
| Median house price | $1.2M | - |
| Median unit price | - | - |
| Gross rental yield (houses) | 3.00% | 2.40% |
| Gross rental yield (units) | 2.50% | 5.08% |
| 1-year house growth | +15.9% | +3.5% |
| 3-year house growth | +35.0% | +25.5% |
| Vacancy rate | 1.6% | 1.9% |
| Population | 2,712 | 1,659 |
Bellevue Heights vs Dulwich: what the numbers say
On cash flow, Bellevue Heights leads: houses there return a gross rental yield of 3.00%, compared with 2.40% in Dulwich, a gap of 0.60 percentage points.
Over the past year house prices moved +15.9% in Bellevue Heights and +3.5% in Dulwich, so recent momentum favours Bellevue Heights, although both suburbs recorded growth.
Looking back three years, Bellevue Heights houses are +35.0% and Dulwich houses +25.5%, so Bellevue Heights has compounded faster than Dulwich over the longer window.
Rental vacancy is 1.6% in Bellevue Heights and 1.9% in Dulwich, so landlords in Bellevue Heights face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bellevue Heights is the bigger suburb, with a population of 2,712 against 1,659, larger than Dulwich; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bellevue Heights for rental income, Bellevue Heights for recent price momentum, Bellevue Heights 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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Bellevue Heights, SA 5050
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