Belmore vs Normanhurst
Property investment comparison - Belmore, NSW 2192 vs Normanhurst, NSW 2076
Head-to-head across core investment metrics: Belmore wins 4, Normanhurst 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 | Belmore | Normanhurst |
|---|---|---|
| Median house price | $1.9M | $1.9M |
| Median unit price | $665K | - |
| Gross rental yield (houses) | 2.40% | 2.35% |
| Gross rental yield (units) | 4.70% | 3.17% |
| 1-year house growth | +5.4%estimate | -4.7% |
| 3-year house growth | - | +2.1% |
| Vacancy rate | 1.1% | 0.7% |
| Population | 13,781 | 5,387 |
Belmore vs Normanhurst: what the numbers say
The median house price is $1.9M in Belmore and $1.9M in Normanhurst, so Belmore is the cheaper entry point.
Gross rental yield on houses is effectively level, at 2.40% in Belmore and 2.35% in Normanhurst, so neither suburb has a cash flow edge on houses.
Over the past year house prices moved +5.4% in Belmore (an estimate) and -4.7% in Normanhurst, so recent momentum favours Belmore, while Normanhurst went backwards.
Rental vacancy is 0.7% in Normanhurst and 1.1% in Belmore, so landlords in Normanhurst face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Belmore is the bigger suburb, with a population of 13,781 against 5,387, roughly 2.6 times the size of Normanhurst; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Belmore for a lower purchase price, Belmore for recent price momentum, Normanhurst 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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