Bedford Park vs Bellevue Heights.
Comparing two suburbs with median house prices of $987,500 and $1,178,000. Bedford Park edges out on more headline metrics in this comparison.
Bedford Park (median $987,500) is roughly 16% cheaper to buy into than Bellevue Heights ($1,178,000). Over the past year, Bedford Park (+12.2%) ran 12.2 percentage points ahead of Bellevue Heights (0%) on house-price growth.
Bedford Park scores higher on walkability (34/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Bellevue Heights (1073) sits above Bedford Park (1056). Bellevue Heights skews owner-occupied (80%), Bedford Park runs more rental-dense (47% owner).
For buyers
Bedford Park is the lower entry point at $987,500 median, 16% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Investors face a yield-versus-growth split: Bellevue Heights delivers the better gross yield (2.92% vs 1.47%), but Bedford Park has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
For families
Bellevue Heights edges out on average school ICSEA (1073 vs 1056). Bellevue Heights also has a higher family-household share (74% vs 56%), so the catchment community skews family-heavy.
Common questions
Is Bedford Park or Bellevue Heights cheaper to buy in?
Bedford Park has the lower median house price at $987,500, roughly 16% below Bellevue Heights ($1,178,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bedford Park or Bellevue Heights?
Over the past 12 months, Bedford Park grew +12.2% vs 0% in Bellevue Heights, a gap of 12.2 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Bedford Park or Bellevue Heights have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Bellevue Heights scores 1073 vs 1056 in Bedford Park. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, Bedford Park or Bellevue Heights?
Bedford Park scores 34/100 on walkability vs 0/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Bedford Park or Bellevue Heights?
Gross rental yield on houses is 2.92% in Bellevue Heights vs 1.47% in Bedford Park. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
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