Bellfield vs North Blackwood
Property investment comparison - Bellfield, VIC 3081 vs North Blackwood, VIC 3458
Head-to-head across core investment metrics: Bellfield wins 3, North Blackwood 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 | North Blackwood |
|---|---|---|
| Median house price | $1.0M | $1.1M |
| Median unit price | - | - |
| Gross rental yield (houses) | 3.30% | 3.12% |
| Gross rental yield (units) | - | - |
| 1-year house growth | +3.4%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.6% | 2.8% |
| Population | 1,996 | 50 |
Bellfield vs North Blackwood: what the numbers say
The median house price is $1.0M in Bellfield and $1.1M in North Blackwood, so Bellfield is the cheaper entry point, with North Blackwood houses about 1% dearer.
On cash flow, Bellfield leads: houses there return a gross rental yield of 3.30%, compared with 3.12% in North Blackwood, a gap of 0.18 percentage points.
Rental vacancy is 1.6% in Bellfield and 2.8% in North Blackwood, 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 50, roughly 40 times the size of North Blackwood; 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.
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North Blackwood, VIC 3458
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