Bellfield vs Bittern
Property investment comparison - Bellfield, VIC 3081 vs Bittern, VIC 3918
Head-to-head across core investment metrics: Bellfield wins 3, Bittern wins 1. 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 | Bellfield | Bittern |
|---|---|---|
| Median house price | $1.0M | $1.1M |
| Median unit price | - | $720K |
| Gross rental yield (houses) | 3.30% | 3.28% |
| Gross rental yield (units) | - | - |
| 1-year house growth | +3.4%estimate | -2.9%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 1.6% | 0.4% |
| Population | 1,996 | 4,276 |
Bellfield vs Bittern: what the numbers say
The median house price is $1.0M in Bellfield and $1.1M in Bittern, so Bellfield is the cheaper entry point.
Gross rental yield on houses is effectively level, at 3.30% in Bellfield and 3.28% in Bittern, so neither suburb has a cash flow edge on houses.
Over the past year house prices moved +3.4% in Bellfield (an estimate) and -2.9% in Bittern (an estimate), so recent momentum favours Bellfield, while Bittern went backwards.
Rental vacancy is 0.4% in Bittern and 1.6% in Bellfield, so landlords in Bittern face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bittern is the bigger suburb, with a population of 4,276 against 1,996, roughly 2.1 times the size of Bellfield; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bellfield for a lower purchase price, Bellfield for recent price momentum, Bittern for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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