Belmont South vs Belmont North.
Comparing two suburbs with median house prices of $910,000 and $980,000. Belmont South edges out on more headline metrics in this comparison.
Belmont South (median $910,000) is roughly 7% cheaper to buy into than Belmont North ($980,000). Over the past year, Belmont North (+16%) ran 18.2 percentage points ahead of Belmont South (-2.2%) on house-price growth.
On school quality, the average ICSEA across schools serving Belmont South (997) sits above Belmont North (992). Belmont North skews owner-occupied (79%), Belmont South runs more rental-dense (62% owner).
For buyers
Belmont South is the lower entry point at $910,000 median, 7% 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 South delivers the better gross yield (4.00% vs 3.71%), but Belmont North 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
Belmont South edges out on average school ICSEA (997 vs 992).
Common questions
Is Belmont South or Belmont North cheaper to buy in?
Belmont South has the lower median house price at $910,000, roughly 7% below Belmont North ($980,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Belmont South or Belmont North?
Over the past 12 months, Belmont North grew +16% vs -2.2% in Belmont South, a gap of 18.2 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 South or Belmont North have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Belmont South scores 997 vs 992 in Belmont North. 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 South or Belmont North?
Gross rental yield on houses is 4.00% in Belmont South vs 3.71% in Belmont North. 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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