Bellevue Heights vs O'Sullivan Beach
Property investment comparison - Bellevue Heights, SA 5050 vs O'Sullivan Beach, SA 5166
Head-to-head across core investment metrics: Bellevue Heights wins 1, O'Sullivan Beach 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 | O'Sullivan Beach |
|---|---|---|
| Median house price | $1.2M | - |
| Median unit price | - | - |
| Gross rental yield (houses) | 3.00% | 3.75% |
| Gross rental yield (units) | 2.50% | 3.27% |
| 1-year house growth | +15.9% | +12.0% |
| 3-year house growth | +35.0% | +41.9% |
| Vacancy rate | 1.6% | 1.4% |
| Population | 2,712 | 1,844 |
Bellevue Heights vs O'Sullivan Beach: what the numbers say
On cash flow, O'Sullivan Beach leads: houses there return a gross rental yield of 3.75%, compared with 3.00% in Bellevue Heights, a gap of 0.75 percentage points.
Over the past year house prices moved +15.9% in Bellevue Heights and +12.0% in O'Sullivan Beach, so recent momentum favours Bellevue Heights, although both suburbs recorded growth.
Looking back three years, Bellevue Heights houses are +35.0% and O'Sullivan Beach houses +41.9%, so O'Sullivan Beach has compounded faster than Bellevue Heights over the longer window.
Rental vacancy is 1.4% in O'Sullivan Beach and 1.6% in Bellevue Heights, so landlords in O'Sullivan Beach 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 1,844, larger than O'Sullivan Beach; a larger suburb usually means a deeper pool of buyers and tenants.
In short: O'Sullivan Beach for rental income, Bellevue Heights for recent price momentum, O'Sullivan Beach for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Full profile
Bellevue Heights, SA 5050
Open Bellevue Heights suburb profileRecent sales in Bellevue Heights
Full profile
O'Sullivan Beach, SA 5166
Open O'Sullivan Beach suburb profileRecent sales in O'Sullivan Beach
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
Compare any 2-4 Australian suburbs
Build your own multi-suburb comparison with the full interactive tool.
Open interactive comparison