BELLBIRD
Investor score
54
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
$755,000
NSW VG · 2026
Rent yield
4.0%
computed from govt data
Annual growth
2.4%
annualised from govt data
Vacancy rate
1.6%
modelled estimate
AI insights for BELLBIRD
Investment analysis, risks & comparisons
BELLBIRD 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.
Median rent
$580/wk
NSW Fair Trading · Apr 2026
Demand change
+3.3%
annual shift
Yield × growth index
3.2
combined signal
Net yield (est.)
2.60%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+9.5%
est. compound, long-run avg
10-yr growth (CAGR)
+4.8%
est. compound, long-run avg
Rental demand
51 / 100
Moderate demand
Supply pipeline
Est.1.0%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
BELLBIRD is a NSW suburb offering moderate 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 4.0% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,360/wk
$56k taxable p.a.
Renters
28.3%
68.4% owner-occupier
Median age
39.0 yrs
Unemployment
4.7%
Population growth
+1.5% p.a.
Investor-owned
9.0%
of all dwellings (ATO)
Houses
80%
8% apartments
Degree qualified
29.4%
bachelor's or higher (ABS)
Work from home
21.3%
of employed residents (ABS Census)
Median lot size
780 m²
Large block
Household size
2.4 persons
avg per dwelling (ABS Census)
Short-term rental
4.8%
Some Airbnb activity
Market activity
Distance to CBD
99.6 km
Regional
Days on market
39 days
Normal turnover
Auction clearance
46.2%
Buyer's market
Walkability
0 / 100
Car-dependent
Coastal proximity
43.7 km
Inland
NBN technology
FTTCGood — fibre to curb
Population density
736/km²
Suburban
Schools in postcode 2325
🏫Primary (13)
St Patrick's Primary School
Catholic · Yrs K-6
Laguna Public School
Government · Yrs K-6
Millfield Public School
Government · Yrs K-6
Nulkaba Public School
Government · Yrs K-6
Kitchener Public School
Government · Yrs K-6
Paxton Public School
Government · Yrs K-6
Bellbird Public School
Government · Yrs K-6
Ellalong Public School
Government · Yrs K-6
Kearsley Public School
Government · Yrs K-6
Congewai Public School
Government · Yrs K-6
Cessnock West Public School
Government · Yrs K-6
Cessnock Public School
Government · Yrs K-6
Cessnock East Public School
Government · Yrs K-6
🎓Secondary (2)
Mount View High School
Government · Yrs 7-12
Cessnock High School
Government · Yrs 7-12
📚Combined (1)
St Philip's Christian College - Cessnock
Independent · Yrs K-12
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
Moderate11.7 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Below average16 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
28
/ 100
Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.
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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