Bellevue Heights vs Craigburn Farm.
Comparing two suburbs with median house prices of $1,178,000 and $1,452,500. Craigburn Farm edges out on more headline metrics in this comparison.
Bellevue Heights (median $1,178,000) is roughly 19% cheaper to buy into than Craigburn Farm ($1,452,500). Over the past year, Craigburn Farm (+8.8%) ran 8.8 percentage points ahead of Bellevue Heights (0%) on house-price growth.
On school quality, the average ICSEA across schools serving Craigburn Farm (1076) sits above Bellevue Heights (1073). Craigburn Farm skews owner-occupied (94%), Bellevue Heights runs more rental-dense (80% owner).
For buyers
Bellevue Heights is the lower entry point at $1,178,000 median, 19% 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: Bellevue Heights delivers the better gross yield (2.92% vs 2.49%), but Craigburn Farm 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
Craigburn Farm edges out on average school ICSEA (1076 vs 1073). Craigburn Farm also has a higher family-household share (89% vs 74%), so the catchment community skews family-heavy.
Common questions
Is Bellevue Heights or Craigburn Farm cheaper to buy in?
Bellevue Heights has the lower median house price at $1,178,000, roughly 19% below Craigburn Farm ($1,452,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bellevue Heights or Craigburn Farm?
Over the past 12 months, Craigburn Farm grew +8.8% vs 0% in Bellevue Heights, a gap of 8.8 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 Bellevue Heights or Craigburn Farm have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Craigburn Farm scores 1076 vs 1073 in Bellevue Heights. 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, Bellevue Heights or Craigburn Farm?
Gross rental yield on houses is 2.92% in Bellevue Heights vs 2.49% in Craigburn Farm. 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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