Bellevue Heights vs West Richmond
Property investment comparison - Bellevue Heights, SA 5050 vs West Richmond, SA 5033
Head-to-head across core investment metrics: Bellevue Heights wins 2, West Richmond 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 | West Richmond |
|---|---|---|
| Median house price | $1.2M | - |
| Median unit price | - | - |
| Gross rental yield (houses) | 3.00% | 3.40% |
| Gross rental yield (units) | 2.50% | 1.94% |
| 1-year house growth | +15.9% | +14.2% |
| 3-year house growth | +35.0% | +63.2% |
| Vacancy rate | 1.6% | 0.5% |
| Population | 2,712 | 1,087 |
Bellevue Heights vs West Richmond: what the numbers say
On cash flow, West Richmond leads: houses there return a gross rental yield of 3.40%, compared with 3.00% in Bellevue Heights, a gap of 0.40 percentage points.
Over the past year house prices moved +15.9% in Bellevue Heights and +14.2% in West Richmond, so recent momentum favours Bellevue Heights, although both suburbs recorded growth.
Looking back three years, Bellevue Heights houses are +35.0% and West Richmond houses +63.2%, so West Richmond has compounded faster than Bellevue Heights over the longer window.
Rental vacancy is 0.5% in West Richmond and 1.6% in Bellevue Heights, so landlords in West Richmond 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 1,087, roughly 2.5 times the size of West Richmond; a larger suburb usually means a deeper pool of buyers and tenants.
In short: West Richmond for rental income, Bellevue Heights for recent price momentum, West Richmond 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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