BELLFIELD
Investor score
55
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
$803,000
VIC Gov · 2025
Rent yield
2.3%
computed from govt data
Annual growth
3.5%
annualised from govt data
Vacancy rate
1.7%
modelled estimate
AI insights for BELLFIELD
Investment analysis, risks & comparisons
BELLFIELD 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
$351/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+2.4%
annual shift
Yield × growth index
2.9
combined signal
Net yield (est.)
1.30%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+2.2%
est. compound, long-run avg
10-yr growth (CAGR)
+5.7%
est. compound, long-run avg
Rental demand
51 / 100
Moderate demand
Supply pipeline
Est.2.3%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
BELLFIELD is a metropolitan VIC suburb with steady capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro VIC suburb with strong infrastructure and transport
- Rental yield 2.3% 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
$1,597/wk
$78k taxable p.a.
Renters
46.6%
50.4% owner-occupier
Median age
35.0 yrs
Unemployment
2.1%
Population growth
+2.1% p.a.
Investor-owned
12.0%
of all dwellings (ATO)
Houses
38%
56% apartments
Degree qualified
55.8%
bachelor's or higher (ABS)
Work from home
32.6%
of employed residents (ABS Census)
Median lot size
210 m²
Compact block
Household size
2.5 persons
avg per dwelling (ABS Census)
Short-term rental
9.5%
Active STR market
Market activity
Distance to CBD
10.7 km
Middle ring
Days on market
34 days
Normal turnover
Auction clearance
63.7%
Balanced market
Walkability
57 / 100
Very walkable
Coastal proximity
10.3 km
Coastal fringe
NBN technology
FTTPFastest — full fibre to premises
Population density
5,366/km²
Very dense urban
Schools in postcode 3081
🏫Primary (1)
St Pius X School
Catholic · Yrs Prep-6
⭐Special (1)
Waratah Special Developmental School
Government · Yrs U
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
High crime10.7 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Average2 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
53
/ 100
Moderate indicators of demographic change. Young professionals, rising degree rates, and reasonable transit suggest gradual improvement.
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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