Belair vs Panorama
Panorama (median $1,355,500) is roughly 7% cheaper to buy into than Belair ($1,455,000). Over the past year, Belair (+20.5%) ran 4.0 percentage points ahead of Panorama (+16.5%) on house-price growth.
Buying in Belair or Panorama?
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Belair and Panorama side by side
| Measure | Belair | Panorama |
|---|---|---|
| Price and market | ||
| Median house | $1,455,000 | $1,355,500 |
| Median unit | $316,800 | $316,800 |
| House price change, 12 months | +20.5% | +16.5% |
| Renting | ||
| House rent | $875/wk | $675/wk |
| Unit rent | $450/wk | $380/wk |
| Owner occupied | 84.0% | 84.0% |
| Renter occupied | 8.0% | 14.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1105 | 1095 |
| Lifestyle and people | ||
| Walk score | 14 | 2 |
| Transit score | 0 | 0 |
| Bike score | 100 | 25 |
| Population | 4,718 | 2,388 |
| Median age | 47 | 43 |
| Climate | ||
| Annual rainfall | 598 mm | 598 mm |
| Mean max, January | 28.5°C | 28.5°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Belair scores higher on walkability (14/100 vs 2/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Belair (1105) sits above Panorama (1095).
- For buyers
- Panorama is the lower entry point at $1,355,500 median, 7% 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 (3.13% vs 2.59%) 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 1095).
Belair vs Panorama: common questions
Is Belair or Panorama cheaper to buy in?
Panorama has the lower median house price at $1,355,500, roughly 7% 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 Panorama?
Over the past 12 months, Belair grew +20.5% vs +16.5% in Panorama, a gap of 4.0 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 Panorama have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Belair scores 1105 vs 1095 in Panorama. 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 Panorama?
Belair scores 14/100 on walkability vs 2/100. 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 Panorama?
Gross rental yield on houses is 3.13% in Belair vs 2.59% in Panorama. 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.
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