Belair vs Blackwood.
Comparing two suburbs with median house prices of $1,455,000 and $1,112,000.
Blackwood (median $1,112,000) is roughly 31% cheaper to buy into than Belair ($1,455,000). Over the past year, Belair (+20.5%) ran 17.5 percentage points ahead of Blackwood (+3%) on house-price growth.
Blackwood scores higher on walkability (14/100 vs 90/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Belair (1105) sits above Blackwood (1097).
For buyers
Blackwood is the lower entry point at $1,112,000 median, 31% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Belair carries both higher gross yield (3.18% vs 2.81%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Belair edges out on average school ICSEA (1105 vs 1097). Belair also has a higher family-household share (79% vs 69%), so the catchment community skews family-heavy.
Common questions
Is Belair or Blackwood cheaper to buy in?
Blackwood has the lower median house price at $1,112,000, roughly 31% below Belair ($1,455,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Belair or Blackwood?
Over the past 12 months, Belair grew +20.5% vs +3% in Blackwood, a gap of 17.5 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 Belair or Blackwood have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Belair scores 1105 vs 1097 in Blackwood. 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, Belair or Blackwood?
Blackwood scores 90/100 on walkability vs 14/100. 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, Belair or Blackwood?
Gross rental yield on houses is 3.18% in Belair vs 2.81% in Blackwood. 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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