Bellbird vs Ellalong.
Comparing two suburbs with median house prices of $625,000 and $777,500. Bellbird edges out on more headline metrics in this comparison.
Bellbird (median $625,000) is roughly 20% cheaper to buy into than Ellalong ($777,500). Over the past year, Ellalong (+12.7%) ran 3.5 percentage points ahead of Bellbird (+9.2%) on house-price growth.
On school quality, the average ICSEA across schools serving Bellbird (917) sits above Ellalong (904). Ellalong skews owner-occupied (84%), Bellbird runs more rental-dense (71% owner).
For buyers
Bellbird is the lower entry point at $625,000 median, 20% 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: Bellbird delivers the better gross yield (4.91% vs 3.95%), but Ellalong 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
Bellbird edges out on average school ICSEA (917 vs 904).
Common questions
Is Bellbird or Ellalong cheaper to buy in?
Bellbird has the lower median house price at $625,000, roughly 20% below Ellalong ($777,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bellbird or Ellalong?
Over the past 12 months, Ellalong grew +12.7% vs +9.2% in Bellbird, a gap of 3.5 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 Bellbird or Ellalong have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Bellbird scores 917 vs 904 in Ellalong. 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, Bellbird or Ellalong?
Gross rental yield on houses is 4.91% in Bellbird vs 3.95% in Ellalong. 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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