Bellambi vs Tarrawanna.
Comparing two suburbs with median house prices of $1,250,000 and $1,400,000. Bellambi edges out on more headline metrics in this comparison.
Bellambi (median $1,250,000) is roughly 11% cheaper to buy into than Tarrawanna ($1,400,000). Over the past year, Bellambi (+13.1%) ran 14.9 percentage points ahead of Tarrawanna (-1.8%) on house-price growth.
On school quality, the average ICSEA across schools serving Bellambi (1023) sits above Tarrawanna (1019). Tarrawanna skews owner-occupied (64%), Bellambi runs more rental-dense (44% owner).
For buyers
Bellambi is the lower entry point at $1,250,000 median, 11% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Bellambi carries both higher gross yield (3.40% vs 3.04%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Bellambi edges out on average school ICSEA (1023 vs 1019).
Common questions
Is Bellambi or Tarrawanna cheaper to buy in?
Bellambi has the lower median house price at $1,250,000, roughly 11% below Tarrawanna ($1,400,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bellambi or Tarrawanna?
Over the past 12 months, Bellambi grew +13.1% vs -1.8% in Tarrawanna, a gap of 14.9 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 Tarrawanna have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Bellambi scores 1023 vs 1019 in Tarrawanna. 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 suburb has higher rental yield, Bellambi or Tarrawanna?
Gross rental yield on houses is 3.40% in Bellambi vs 3.04% in Tarrawanna. 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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