Bellfield vs Harkness
Property investment comparison - Bellfield, VIC 3381 vs Harkness, VIC 3337
Head-to-head across core investment metrics: Bellfield wins 0, Harkness 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 | Harkness |
|---|---|---|
| Median house price | $635K | $635K |
| Median unit price | - | $440K |
| Gross rental yield (houses) | 3.10% | 3.71% |
| Gross rental yield (units) | - | 4.80% |
| 1-year house growth | - | +10.9%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 6.4% | 3.2% |
| Population | 1,996 | 12,463 |
Bellfield vs Harkness: what the numbers say
Houses cost about the same in both suburbs: the median house price is $635K in Bellfield and $635K in Harkness.
On cash flow, Harkness leads: houses there return a gross rental yield of 3.71%, compared with 3.10% in Bellfield, a gap of 0.61 percentage points.
Rental vacancy is 3.2% in Harkness and 6.4% in Bellfield, so landlords in Harkness face less competition for tenants.
Harkness is the bigger suburb, with a population of 12,463 against 1,996, roughly 6 times the size of Bellfield; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Harkness for rental income, Harkness 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
Compare any 2-4 Australian suburbs
Build your own multi-suburb comparison with the full interactive tool.
Open interactive comparison