Bellevue Heights vs St Agnes
Property investment comparison - Bellevue Heights, SA 5050 vs St Agnes, SA 5097
Head-to-head across core investment metrics: Bellevue Heights wins 1, St Agnes 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 | St Agnes |
|---|---|---|
| Median house price | $1.2M | - |
| Median unit price | - | - |
| Gross rental yield (houses) | 3.00% | 3.81% |
| Gross rental yield (units) | 2.50% | - |
| 1-year house growth | +15.9% | +14.2% |
| 3-year house growth | +35.0% | +43.6% |
| Vacancy rate | 1.6% | 0.8% |
| Population | 2,712 | 4,233 |
Bellevue Heights vs St Agnes: what the numbers say
On cash flow, St Agnes leads: houses there return a gross rental yield of 3.81%, compared with 3.00% in Bellevue Heights, a gap of 0.81 percentage points.
Over the past year house prices moved +15.9% in Bellevue Heights and +14.2% in St Agnes, so recent momentum favours Bellevue Heights, although both suburbs recorded growth.
Looking back three years, Bellevue Heights houses are +35.0% and St Agnes houses +43.6%, so St Agnes has compounded faster than Bellevue Heights over the longer window.
Rental vacancy is 0.8% in St Agnes and 1.6% in Bellevue Heights, so landlords in St Agnes face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
St Agnes is the bigger suburb, with a population of 4,233 against 2,712, larger than Bellevue Heights; a larger suburb usually means a deeper pool of buyers and tenants.
In short: St Agnes for rental income, Bellevue Heights for recent price momentum, St Agnes 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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