Bellambi vs Corrimal.
Comparing two suburbs with median house prices of $1,250,000 and $1,195,000. Corrimal edges out on more headline metrics in this comparison.
Corrimal (median $1,195,000) is roughly 5% cheaper to buy into than Bellambi ($1,250,000). Over the past year, Bellambi (+13.1%) ran 8.7 percentage points ahead of Corrimal (+4.4%) on house-price growth.
Corrimal scores higher on walkability (4/100 vs 8/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Corrimal (1026) sits above Bellambi (1023). Corrimal skews owner-occupied (64%), Bellambi runs more rental-dense (44% owner).
For buyers
Corrimal is the lower entry point at $1,195,000 median, 5% 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: Corrimal delivers the better gross yield (3.56% vs 3.40%), but Bellambi 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
Corrimal edges out on average school ICSEA (1026 vs 1023).
Common questions
Is Bellambi or Corrimal cheaper to buy in?
Corrimal has the lower median house price at $1,195,000, roughly 5% below Bellambi ($1,250,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bellambi or Corrimal?
Over the past 12 months, Bellambi grew +13.1% vs +4.4% in Corrimal, a gap of 8.7 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 Bellambi or Corrimal have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Corrimal scores 1026 vs 1023 in Bellambi. 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, Bellambi or Corrimal?
Corrimal scores 8/100 on walkability vs 4/100. 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, Bellambi or Corrimal?
Gross rental yield on houses is 3.56% in Corrimal vs 3.40% in Bellambi. 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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