Belmont North vs Valentine.
Comparing two suburbs with median house prices of $980,000 and $1,175,000. Belmont North edges out on more headline metrics in this comparison.
Belmont North (median $980,000) is roughly 17% cheaper to buy into than Valentine ($1,175,000). Over the past year, Belmont North (+16%) ran 10.1 percentage points ahead of Valentine (+5.9%) on house-price growth.
On school quality, the average ICSEA across schools serving Belmont North (992) sits above Valentine (988).
For buyers
Belmont North is the lower entry point at $980,000 median, 17% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Belmont North carries both higher gross yield (3.71% vs 3.10%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Belmont North edges out on average school ICSEA (992 vs 988).
Common questions
Is Belmont North or Valentine cheaper to buy in?
Belmont North has the lower median house price at $980,000, roughly 17% below Valentine ($1,175,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Belmont North or Valentine?
Over the past 12 months, Belmont North grew +16% vs +5.9% in Valentine, a gap of 10.1 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 Belmont North or Valentine have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Belmont North scores 992 vs 988 in Valentine. 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, Belmont North or Valentine?
Gross rental yield on houses is 3.71% in Belmont North vs 3.10% in Valentine. 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).
Compare Belmont North against another suburb