Belmont North vs Culburra Beach
Property investment comparison - Belmont North, NSW 2280 vs Culburra Beach, NSW 2540
Head-to-head across core investment metrics: Belmont North wins 2, Culburra Beach wins 1. 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 | Belmont North | Culburra Beach |
|---|---|---|
| Median house price | $1.1M | $1.1M |
| Median unit price | - | - |
| Gross rental yield (houses) | - | 2.88% |
| Gross rental yield (units) | 4.40% | - |
| 1-year house growth | +10.2% | +4.0% |
| 3-year house growth | +30.7% | +12.1% |
| Vacancy rate | 1.9% | 1.7% |
| Population | 6,291 | 2,946 |
Belmont North vs Culburra Beach: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.1M in Belmont North and $1.1M in Culburra Beach.
Over the past year house prices moved +10.2% in Belmont North and +4.0% in Culburra Beach, so recent momentum favours Belmont North, although both suburbs recorded growth.
Looking back three years, Belmont North houses are +30.7% and Culburra Beach houses +12.1%, so Belmont North has compounded faster than Culburra Beach over the longer window.
Rental vacancy is 1.7% in Culburra Beach and 1.9% in Belmont North, so landlords in Culburra Beach face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Belmont North is the bigger suburb, with a population of 6,291 against 2,946, roughly 2.1 times the size of Culburra Beach; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Belmont North for recent price momentum, Culburra Beach for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Full profile
Culburra Beach, NSW 2540
Open Culburra Beach suburb profileRecent sales in Culburra Beach
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