Bellfield vs Clarinda
Property investment comparison - Bellfield, VIC 3081 vs Clarinda, VIC 3169
Head-to-head across core investment metrics: Bellfield wins 3, Clarinda 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 | Clarinda |
|---|---|---|
| Median house price | $1.0M | $1.1M |
| Median unit price | - | $825K |
| Gross rental yield (houses) | 3.30% | 3.22% |
| Gross rental yield (units) | - | - |
| 1-year house growth | +3.4%estimate | -3.1% |
| 3-year house growth | - | +10.5% |
| Vacancy rate | 1.6% | 1.1% |
| Population | 1,996 | 7,441 |
Bellfield vs Clarinda: what the numbers say
The median house price is $1.0M in Bellfield and $1.1M in Clarinda, so Bellfield is the cheaper entry point.
On cash flow, Bellfield leads: houses there return a gross rental yield of 3.30%, compared with 3.22% in Clarinda, a gap of 0.08 percentage points.
Over the past year house prices moved +3.4% in Bellfield (an estimate) and -3.1% in Clarinda, so recent momentum favours Bellfield, while Clarinda went backwards.
Rental vacancy is 1.1% in Clarinda and 1.6% in Bellfield, so landlords in Clarinda face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Clarinda is the bigger suburb, with a population of 7,441 against 1,996, roughly 3.7 times the size of Bellfield; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bellfield for rental income, Bellfield for a lower purchase price, Bellfield for recent price momentum, Clarinda 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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