Bellmere vs Caboolture

Houses cost about the same in both suburbs: the median house price is $895K in Bellmere and $895K in Caboolture.

For units, Bellmere sits at a median of $675K against $535K in Caboolture, which makes Caboolture the more affordable unit market and Bellmere the pricier one.

Gross rental yield on houses is effectively level, at 3.77% in Bellmere and 3.76% in Caboolture, so neither suburb has a cash flow edge on houses.

Over the past year house prices moved +15.4% in Bellmere and +16.2% in Caboolture, so recent momentum favours Caboolture, although both suburbs recorded growth.

Looking back three years, Bellmere houses are +55.4% and Caboolture houses +52.9%, so Bellmere has compounded faster than Caboolture over the longer window.

Rental vacancy is 0.6% in Bellmere and 0.9% in Caboolture, so landlords in Bellmere face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Caboolture is the bigger suburb, with a population of 29,534 against 6,588, roughly 4.5 times the size of Bellmere; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Caboolture for recent price momentum, Bellmere for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.