Bellevue Heights vs Hillcrest
Property investment comparison - Bellevue Heights, SA 5050 vs Hillcrest, SA 5086
Head-to-head across core investment metrics: Bellevue Heights wins 1, Hillcrest 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 | Bellevue Heights | Hillcrest |
|---|---|---|
| Median house price | $1.2M | - |
| Median unit price | - | - |
| Gross rental yield (houses) | 3.00% | - |
| Gross rental yield (units) | 2.50% | 4.60% |
| 1-year house growth | +15.9% | +13.0%estimate |
| 3-year house growth | +35.0% | - |
| Vacancy rate | 1.6% | 1.1% |
| Population | 2,712 | 3,659 |
Bellevue Heights vs Hillcrest: what the numbers say
Over the past year house prices moved +15.9% in Bellevue Heights and +13.0% in Hillcrest (an estimate), so recent momentum favours Bellevue Heights, although both suburbs recorded growth.
Rental vacancy is 1.1% in Hillcrest and 1.6% in Bellevue Heights, so landlords in Hillcrest face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Hillcrest is the bigger suburb, with a population of 3,659 against 2,712, larger than Bellevue Heights; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bellevue Heights for recent price momentum, Hillcrest 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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