Belmore vs Belfield.
Comparing two suburbs with median house prices of $1,697,500 and $2,017,500.
Belmore (median $1,697,500) is roughly 16% cheaper to buy into than Belfield ($2,017,500). Over the past year, Belfield (+8.6%) ran 7.1 percentage points ahead of Belmore (+1.5%) on house-price growth.
Belmore scores higher on walkability (14/100 vs 10/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Belfield (1023) sits above Belmore (1012). Belfield skews owner-occupied (66%), Belmore runs more rental-dense (53% owner).
For buyers
Belmore is the lower entry point at $1,697,500 median, 16% 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: Belmore delivers the better gross yield (2.60% vs 2.32%), but Belfield 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
Belfield edges out on average school ICSEA (1023 vs 1012).
Common questions
Is Belmore or Belfield cheaper to buy in?
Belmore has the lower median house price at $1,697,500, roughly 16% below Belfield ($2,017,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Belmore or Belfield?
Over the past 12 months, Belfield grew +8.6% vs +1.5% in Belmore, a gap of 7.1 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 Belmore or Belfield have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Belfield scores 1023 vs 1012 in Belmore. 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, Belmore or Belfield?
Belmore scores 14/100 on walkability vs 10/100. 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, Belmore or Belfield?
Gross rental yield on houses is 2.60% in Belmore vs 2.32% in Belfield. 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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