Bellfield vs Ferny Creek
Property investment comparison - Bellfield, VIC 3081 vs Ferny Creek, VIC 3786
Head-to-head across core investment metrics: Bellfield wins 2, Ferny Creek 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 | Ferny Creek |
|---|---|---|
| Median house price | $1.0M | $1.0M |
| Median unit price | - | $1.2M |
| Gross rental yield (houses) | 3.30% | 3.53% |
| Gross rental yield (units) | - | - |
| 1-year house growth | +3.4%estimate | +2.1% |
| 3-year house growth | - | +13.9% |
| Vacancy rate | 1.6% | 8.4% |
| Population | 1,996 | 1,524 |
Bellfield vs Ferny Creek: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.0M in Bellfield and $1.0M in Ferny Creek.
On cash flow, Ferny Creek leads: houses there return a gross rental yield of 3.53%, compared with 3.30% in Bellfield, a gap of 0.23 percentage points.
Over the past year house prices moved +3.4% in Bellfield (an estimate) and +2.1% in Ferny Creek, so recent momentum favours Bellfield, although both suburbs recorded growth.
Rental vacancy is 1.6% in Bellfield and 8.4% in Ferny Creek, so landlords in Bellfield face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bellfield is the bigger suburb, with a population of 1,996 against 1,524, larger than Ferny Creek; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Ferny Creek for rental income, Bellfield for recent price momentum, Bellfield 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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