BELLAMBI
Investor score
42
Liveability score
51
Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.
Median price
Real$1,137,500
NSW VG · 2026
Rent yield
Real3.2%
computed from govt data
Annual growth
Real-8.3%
annualised from govt data
Vacancy rate
Est.1.2%
modelled estimate
AI insights for BELLAMBI
Investment analysis, risks & comparisons
BELLAMBI shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.
Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.
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Median rent
$700/wk
NSW Fair Trading · Apr 2026
Demand change
+2.1%
annual shift
Yield × growth index
-2.5
combined signal
Net yield (est.)
2.20%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+4.8%
est. compound, long-run avg
10-yr growth (CAGR)
+5.3%
est. compound, long-run avg
Rental demand
45 / 100
Moderate demand
Supply pipeline
Est.0.8%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
BELLAMBI is a NSW suburb offering lower rental yield and moderate price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.
Highlights
- Rental yield 3.2% with stable tenant demand
- Very low vacancy rate — high rental demand
- Access to national transport network and amenities
Risk factors
- High entry price may limit buyer pool
- Below-average growth — limited capital appreciation signal
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,434/wk
$45k taxable p.a.
Renters
37.0%
59.1% owner-occupier
Median age
41.0 yrs
Unemployment
5.8%
Population growth
+0.9% p.a.
Investor-owned
14.0%
of all dwellings (ATO)
Houses
86%
2% apartments
Degree qualified
27.5%
bachelor's or higher (ABS)
Work from home
15.2%
of employed residents (ABS Census)
Median lot size
2.1 ha
Large block
Household size
2.7 persons
avg per dwelling (ABS Census)
Short-term rental
15.3%
High Airbnb activity
Market activity
Distance to CBD
63.5 km
Regional
Days on market
66 days
Slower market
Auction clearance
26.4%
Buyer's market
Walkability
26 / 100
Some errands walkable
Coastal proximity
5.8 km
Near coast
NBN technology
SatelliteRemote — satellite connection
Population density
146/km²
Low density
Schools in postcode 2518
🏫Primary (5)
St Columbkille's Catholic Primary School
Catholic · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
🎓Secondary (2)
Catholic · Yrs 7-12 · Major Cities
Government · Yrs 7-12 · Major Cities
⭐Special (2)
Independent · Yrs U · Major Cities
Independent · Yrs 7-10 · Major Cities
ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.
Liveability & safety
Safety index
Safe0.6 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Average9 schools in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
20
/ 100
Established suburb with stable demographics. Consistent demand but lower gentrification upside.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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