Belvedere vs Blackbutt
Property investment comparison - Belvedere, QLD 4860 vs Blackbutt, QLD 4314
Head-to-head across core investment metrics: Belvedere wins 5, Blackbutt wins 0. 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 | Belvedere | Blackbutt |
|---|---|---|
| Median house price | $510K | $530K |
| Median unit price | $395K | $570K |
| Gross rental yield (houses) | 3.67% | - |
| Gross rental yield (units) | 5.54% | 4.40% |
| 1-year house growth | +15.1%estimate | +13.3%estimate |
| 3-year house growth | - | - |
| Vacancy rate | 0.8% | 1.3% |
| Population | 943 | 799 |
Belvedere vs Blackbutt: what the numbers say
The median house price is $510K in Belvedere and $530K in Blackbutt, so Belvedere is the cheaper entry point, with Blackbutt houses about 4% dearer.
For units, Belvedere sits at a median of $395K against $570K in Blackbutt, which makes Belvedere the more affordable unit market and Blackbutt the pricier one.
Over the past year house prices moved +15.1% in Belvedere (an estimate) and +13.3% in Blackbutt (an estimate), so recent momentum favours Belvedere, although both suburbs recorded growth.
Rental vacancy is 0.8% in Belvedere and 1.3% in Blackbutt, so landlords in Belvedere face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Belvedere is the bigger suburb, with a population of 943 against 799, larger than Blackbutt; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Belvedere for a lower purchase price, Belvedere for recent price momentum, Belvedere 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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