Belmont vs Valentine.
Comparing two suburbs with median house prices of $1,050,000 and $1,175,000. Belmont edges out on more headline metrics in this comparison.
Belmont (median $1,050,000) is roughly 11% cheaper to buy into than Valentine ($1,175,000). Over the past year, Belmont (+7.4%) ran 1.5 percentage points ahead of Valentine (+5.9%) 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 Valentine (988) sits above Belmont (986). Valentine skews owner-occupied (88%), Belmont runs more rental-dense (66% owner).
For buyers
Belmont is the lower entry point at $1,050,000 median, 11% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Belmont carries both higher gross yield (3.47% vs 3.10%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Valentine edges out on average school ICSEA (988 vs 986). Valentine also has a higher family-household share (81% vs 64%), so the catchment community skews family-heavy.
Common questions
Is Belmont or Valentine cheaper to buy in?
Belmont has the lower median house price at $1,050,000, roughly 11% 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 or Valentine?
Over the past 12 months, Belmont grew +7.4% vs +5.9% in Valentine, a gap of 1.5 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 Belmont or Valentine have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Valentine scores 988 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 Valentine?
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 Valentine?
Gross rental yield on houses is 3.47% in Belmont 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).
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