Bellfield vs Newfield
Property investment comparison - Bellfield, VIC 3081 vs Newfield, VIC 3268
Head-to-head across core investment metrics: Bellfield wins 3, Newfield wins 0. 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 | Newfield |
|---|---|---|
| Median house price | $1.0M | $1.1M |
| Median unit price | - | - |
| Gross rental yield (houses) | 3.30% | 2.21% |
| Gross rental yield (units) | - | - |
| 1-year house growth | +3.4%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.6% | 2.7% |
| Population | 1,996 | 59 |
Bellfield vs Newfield: what the numbers say
The median house price is $1.0M in Bellfield and $1.1M in Newfield, so Bellfield is the cheaper entry point, with Newfield houses about 1% dearer.
On cash flow, Bellfield leads: houses there return a gross rental yield of 3.30%, compared with 2.21% in Newfield, a gap of 1.09 percentage points.
Rental vacancy is 1.6% in Bellfield and 2.7% in Newfield, 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 59, roughly 34 times the size of Newfield; 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 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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