Bellfield vs Smythes Creek
Property investment comparison - Bellfield, VIC 3381 vs Smythes Creek, VIC 3351
Head-to-head across core investment metrics: Bellfield wins 0, Smythes Creek wins 3. 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 | Smythes Creek |
|---|---|---|
| Median house price | $635K | $630K |
| Median unit price | - | $540K |
| Gross rental yield (houses) | 3.10% | 3.50% |
| Gross rental yield (units) | - | 2.84% |
| 1-year house growth | - | +3.2%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 6.4% | 1.4% |
| Population | 1,996 | 1,762 |
Bellfield vs Smythes Creek: what the numbers say
The median house price is $635K in Bellfield and $630K in Smythes Creek, so Smythes Creek is the cheaper entry point, with Bellfield houses about 1% dearer.
On cash flow, Smythes Creek leads: houses there return a gross rental yield of 3.50%, compared with 3.10% in Bellfield, a gap of 0.40 percentage points.
Rental vacancy is 1.4% in Smythes Creek and 6.4% in Bellfield, so landlords in Smythes Creek 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 1,762, larger than Smythes Creek; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Smythes Creek for rental income, Smythes Creek for a lower purchase price, Smythes Creek 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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