Bellevue Heights vs Eden Hills
Bellevue Heights (median $1,240,000) is roughly 2% cheaper to buy into than Eden Hills ($1,262,550).
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Bellevue Heights and Eden Hills side by side
| Measure | Bellevue Heights | Eden Hills |
|---|---|---|
| Price and market | ||
| Median house | $1,240,000 | $1,262,550 |
| Median unit | $285,120 | $285,120 |
| House price change, 12 months | +24.9% | – |
| Renting | ||
| House rent | $697/wk | $650/wk |
| Unit rent | $370/wk | $567/wk |
| Owner occupied | 80.0% | 87.0% |
| Renter occupied | 12.0% | 12.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1073 | 1089 |
| Lifestyle and people | ||
| Walk score | 0 | 6 |
| Transit score | 0 | 0 |
| Bike score | 10 | 20 |
| Population | 2,712 | 3,020 |
| Median age | 47 | 43 |
| Climate | ||
| Annual rainfall | 670 mm | 670 mm |
| Mean max, January | 27.8°C | 27.8°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
Eden Hills scores higher on walkability (0/100 vs 6/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Eden Hills (1089) sits above Bellevue Heights (1073).
- For buyers
- Bellevue Heights is the lower entry point at $1,240,000 median, 2% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Bellevue Heights offers the higher gross rental yield (2.92% vs 2.68%), favouring cash-flow investors.
- For families
- Eden Hills edges out on average school ICSEA (1089 vs 1073).
Bellevue Heights vs Eden Hills: common questions
Is Bellevue Heights or Eden Hills cheaper to buy in?
Bellevue Heights has the lower median house price at $1,240,000, roughly 2% below Eden Hills ($1,262,550). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Bellevue Heights or Eden Hills have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Eden Hills scores 1089 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 is more walkable, Bellevue Heights or Eden Hills?
Eden Hills scores 6/100 on walkability vs 0/100. 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, Bellevue Heights or Eden Hills?
Gross rental yield on houses is 2.92% in Bellevue Heights vs 2.68% in Eden Hills. 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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