Belmont vs Floraville.
Comparing two suburbs with median house prices of $1,050,000 and $1,301,000.
Belmont (median $1,050,000) is roughly 19% cheaper to buy into than Floraville ($1,301,000). Over the past year, Floraville (+18.3%) ran 10.9 percentage points ahead of Belmont (+7.4%) on house-price growth.
Belmont scores higher on walkability (22/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Floraville (992) sits above Belmont (986). Floraville skews owner-occupied (82%), Belmont runs more rental-dense (66% owner).
For buyers
Belmont is the lower entry point at $1,050,000 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: Belmont delivers the better gross yield (3.47% vs 2.80%), but Floraville 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
Floraville edges out on average school ICSEA (992 vs 986). Floraville also has a higher family-household share (77% vs 64%), so the catchment community skews family-heavy.
Common questions
Is Belmont or Floraville cheaper to buy in?
Belmont has the lower median house price at $1,050,000, roughly 19% below Floraville ($1,301,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Belmont or Floraville?
Over the past 12 months, Floraville grew +18.3% vs +7.4% in Belmont, a gap of 10.9 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 Belmont or Floraville have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Floraville scores 992 vs 986 in Belmont. 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, Belmont or Floraville?
Belmont scores 22/100 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, Belmont or Floraville?
Gross rental yield on houses is 3.47% in Belmont vs 2.80% in Floraville. 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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