Bellevue Heights vs Port Noarlunga
Property investment comparison - Bellevue Heights, SA 5050 vs Port Noarlunga, SA 5167
Head-to-head across core investment metrics: Bellevue Heights wins 1, Port Noarlunga 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 | Port Noarlunga |
|---|---|---|
| Median house price | $1.2M | - |
| Median unit price | - | $670K |
| Gross rental yield (houses) | 3.00% | 3.46% |
| Gross rental yield (units) | 2.50% | 4.42% |
| 1-year house growth | +15.9% | +12.8%estimate |
| 3-year house growth | +35.0% | - |
| Vacancy rate | 1.6% | 1.2% |
| Population | 2,712 | 3,245 |
Bellevue Heights vs Port Noarlunga: what the numbers say
On cash flow, Port Noarlunga leads: houses there return a gross rental yield of 3.46%, compared with 3.00% in Bellevue Heights, a gap of 0.46 percentage points.
Over the past year house prices moved +15.9% in Bellevue Heights and +12.8% in Port Noarlunga (an estimate), so recent momentum favours Bellevue Heights, although both suburbs recorded growth.
Rental vacancy is 1.2% in Port Noarlunga and 1.6% in Bellevue Heights, so landlords in Port Noarlunga face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Port Noarlunga is the bigger suburb, with a population of 3,245 against 2,712, larger than Bellevue Heights; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Port Noarlunga for rental income, Bellevue Heights for recent price momentum, Port Noarlunga 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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