Bellevue Heights vs Eden Hills
Property investment comparison - Bellevue Heights, SA 5050 vs Eden Hills, SA 5050
Head-to-head across core investment metrics: Bellevue Heights wins 1, Eden Hills wins 3. 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 | Eden Hills |
|---|---|---|
| Median house price | $1.2M | $1.2M |
| Median unit price | - | - |
| Gross rental yield (houses) | 3.00% | - |
| Gross rental yield (units) | 2.50% | 3.12% |
| 1-year house growth | +15.9% | +20.1%estimate |
| 3-year house growth | +35.0% | - |
| Vacancy rate | 1.6% | 0.8% |
| Population | 2,712 | 3,020 |
Bellevue Heights vs Eden Hills: what the numbers say
The median house price is $1.2M in Bellevue Heights and $1.2M in Eden Hills, so Bellevue Heights is the cheaper entry point, with Eden Hills houses about 3% dearer.
Over the past year house prices moved +15.9% in Bellevue Heights and +20.1% in Eden Hills (an estimate), so recent momentum favours Eden Hills, although both suburbs recorded growth.
Rental vacancy is 0.8% in Eden Hills and 1.6% in Bellevue Heights, so landlords in Eden Hills face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Eden Hills is the bigger suburb, with a population of 3,020 against 2,712, larger than Bellevue Heights; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bellevue Heights for a lower purchase price, Eden Hills for recent price momentum, Eden Hills 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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