Bellevue Heights vs Salisbury East
Property investment comparison - Bellevue Heights, SA 5050 vs Salisbury East, SA 5109
Head-to-head across core investment metrics: Bellevue Heights wins 1, Salisbury East 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 | Salisbury East |
|---|---|---|
| Median house price | $1.2M | - |
| Median unit price | - | $525K |
| Gross rental yield (houses) | 3.00% | 3.86% |
| Gross rental yield (units) | 2.50% | 4.50% |
| 1-year house growth | +15.9% | +16.6% |
| 3-year house growth | +35.0% | +51.5% |
| Vacancy rate | 1.6% | 1.7% |
| Population | 2,712 | 9,273 |
Bellevue Heights vs Salisbury East: what the numbers say
On cash flow, Salisbury East leads: houses there return a gross rental yield of 3.86%, compared with 3.00% in Bellevue Heights, a gap of 0.86 percentage points.
Over the past year house prices moved +15.9% in Bellevue Heights and +16.6% in Salisbury East, so recent momentum favours Salisbury East, although both suburbs recorded growth.
Looking back three years, Bellevue Heights houses are +35.0% and Salisbury East houses +51.5%, so Salisbury East has compounded faster than Bellevue Heights over the longer window.
Rental vacancy is 1.6% in Bellevue Heights and 1.7% in Salisbury East, so landlords in Bellevue Heights face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Salisbury East is the bigger suburb, with a population of 9,273 against 2,712, roughly 3.4 times the size of Bellevue Heights; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Salisbury East for rental income, Salisbury East for recent price momentum, Bellevue Heights 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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