Belmont South vs Pelican.
Comparing two suburbs with median house prices of $910,000 and $1,000,000. Pelican edges out on more headline metrics in this comparison.
Belmont South (median $910,000) is roughly 9% cheaper to buy into than Pelican ($1,000,000). Over the past year, Pelican (+5.3%) ran 7.5 percentage points ahead of Belmont South (-2.2%) on house-price growth.
On school quality, the average ICSEA across schools serving Pelican (1003) sits above Belmont South (997). Pelican skews owner-occupied (78%), Belmont South runs more rental-dense (62% owner).
For buyers
Belmont South is the lower entry point at $910,000 median, 9% 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 3.90%), but Pelican 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
Pelican edges out on average school ICSEA (1003 vs 997).
Common questions
Is Belmont South or Pelican cheaper to buy in?
Belmont South has the lower median house price at $910,000, roughly 9% below Pelican ($1,000,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Belmont South or Pelican?
Over the past 12 months, Pelican grew +5.3% vs -2.2% in Belmont South, a gap of 7.5 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 South or Pelican have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Pelican scores 1003 vs 997 in Belmont South. 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 Pelican?
Gross rental yield on houses is 4.00% in Belmont South vs 3.90% in Pelican. 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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