Belmont vs Fletcher
Property investment comparison - Belmont, NSW 2280 vs Fletcher, NSW 2287
Head-to-head across core investment metrics: Belmont wins 3, Fletcher 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 | Belmont | Fletcher |
|---|---|---|
| Median house price | $1.1M | $1.1M |
| Median unit price | $685K | $750K |
| Gross rental yield (houses) | 3.59% | - |
| Gross rental yield (units) | 4.15% | 5.11% |
| 1-year house growth | +10.3% | +12.2% |
| 3-year house growth | +23.1% | +20.6% |
| Vacancy rate | 0.9% | 2.2% |
| Population | 7,289 | 8,014 |
Belmont vs Fletcher: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.1M in Belmont and $1.1M in Fletcher.
For units, Belmont sits at a median of $685K against $750K in Fletcher, which makes Belmont the more affordable unit market and Fletcher the pricier one.
Over the past year house prices moved +10.3% in Belmont and +12.2% in Fletcher, so recent momentum favours Fletcher, although both suburbs recorded growth.
Looking back three years, Belmont houses are +23.1% and Fletcher houses +20.6%, so Belmont has compounded faster than Fletcher over the longer window.
Rental vacancy is 0.9% in Belmont and 2.2% in Fletcher, so landlords in Belmont face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Fletcher is the bigger suburb, with a population of 8,014 against 7,289, larger than Belmont; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Fletcher for recent price momentum, Belmont 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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