Bellevue Heights vs Surrey Downs
Property investment comparison - Bellevue Heights, SA 5050 vs Surrey Downs, SA 5126
Head-to-head across core investment metrics: Bellevue Heights wins 1, Surrey Downs 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 | Surrey Downs |
|---|---|---|
| Median house price | $1.2M | - |
| Median unit price | - | - |
| Gross rental yield (houses) | 3.00% | 3.66% |
| Gross rental yield (units) | 2.50% | 1.86% |
| 1-year house growth | +15.9% | +16.0% |
| 3-year house growth | +35.0% | +46.8% |
| Vacancy rate | 1.6% | 0.5% |
| Population | 2,712 | 3,358 |
Bellevue Heights vs Surrey Downs: what the numbers say
On cash flow, Surrey Downs leads: houses there return a gross rental yield of 3.66%, compared with 3.00% in Bellevue Heights, a gap of 0.66 percentage points.
Over the past year house prices moved +15.9% in Bellevue Heights and +16.0% in Surrey Downs, so recent momentum favours Surrey Downs, although both suburbs recorded growth.
Looking back three years, Bellevue Heights houses are +35.0% and Surrey Downs houses +46.8%, so Surrey Downs has compounded faster than Bellevue Heights over the longer window.
Rental vacancy is 0.5% in Surrey Downs and 1.6% in Bellevue Heights, so landlords in Surrey Downs face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Surrey Downs is the bigger suburb, with a population of 3,358 against 2,712, larger than Bellevue Heights; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Surrey Downs for rental income, Surrey Downs for recent price momentum, Surrey Downs 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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