Bellevue Heights vs Kudla
Property investment comparison - Bellevue Heights, SA 5050 vs Kudla, SA 5115
Head-to-head across core investment metrics: Bellevue Heights wins 0, Kudla wins 4. 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 | Kudla |
|---|---|---|
| Median house price | $1.2M | - |
| Median unit price | - | $635K |
| Gross rental yield (houses) | 3.00% | - |
| Gross rental yield (units) | 2.50% | 4.30% |
| 1-year house growth | +15.9% | +21.2% |
| 3-year house growth | +35.0% | +63.7% |
| Vacancy rate | 1.6% | 1.0% |
| Population | 2,712 | 551 |
Bellevue Heights vs Kudla: what the numbers say
Over the past year house prices moved +15.9% in Bellevue Heights and +21.2% in Kudla, so recent momentum favours Kudla, although both suburbs recorded growth.
Looking back three years, Bellevue Heights houses are +35.0% and Kudla houses +63.7%, so Kudla has compounded faster than Bellevue Heights over the longer window.
Rental vacancy is 1.0% in Kudla and 1.6% in Bellevue Heights, so landlords in Kudla 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 551, roughly 4.9 times the size of Kudla; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Kudla for recent price momentum, Kudla 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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