Bellfield vs Pascoe Vale
Property investment comparison - Bellfield, VIC 3081 vs Pascoe Vale, VIC 3041
Head-to-head across core investment metrics: Bellfield wins 1, Pascoe Vale wins 2. 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 | Pascoe Vale |
|---|---|---|
| Median house price | $1.0M | $1.1M |
| Median unit price | - | $630K |
| Gross rental yield (houses) | 3.30% | 4.21% |
| Gross rental yield (units) | - | 4.72% |
| 1-year house growth | +3.4%estimate | - |
| 3-year house growth | - | - |
| Vacancy rate | 1.6% | 1.4% |
| Population | 1,996 | 18,171 |
Bellfield vs Pascoe Vale: what the numbers say
The median house price is $1.0M in Bellfield and $1.1M in Pascoe Vale, so Bellfield is the cheaper entry point.
On cash flow, Pascoe Vale leads: houses there return a gross rental yield of 4.21%, compared with 3.30% in Bellfield, a gap of 0.91 percentage points.
Rental vacancy is 1.4% in Pascoe Vale and 1.6% in Bellfield, so landlords in Pascoe Vale face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Pascoe Vale is the bigger suburb, with a population of 18,171 against 1,996, roughly 9 times the size of Bellfield; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Pascoe Vale for rental income, Bellfield for a lower purchase price, Pascoe Vale 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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