Bexhill vs Eltham
Bexhill (median $925,000) is roughly 40% cheaper to buy into than Eltham ($1,550,000). Over the past year, Bexhill (-0.5%) ran 7.2 percentage points ahead of Eltham (-7.7%) on house-price growth.
Buying in Bexhill or Eltham?
Selling in Bexhill? The free selling guide
Bexhill and Eltham side by side
| Measure | Bexhill | Eltham |
|---|---|---|
| Price and market | ||
| Median house | $925,000 | $1,550,000 |
| Median unit | $240,480 | $240,480 |
| House price change, 12 months | -0.5% | -7.7% |
| Renting | ||
| House rent | $620/wk | $620/wk |
| Unit rent | $435/wk | $435/wk |
| Owner occupied | 82.0% | 86.0% |
| Renter occupied | 13.0% | 15.0% |
| Schools | ||
| Schools nearby | 20 | 16 |
| Average ICSEA | 998 | 1025 |
| Lifestyle and people | ||
| Walk score | – | 0 |
| Transit score | – | 0 |
| Bike score | – | 0 |
| Population | 528 | 332 |
| Median age | 44 | 48 |
| Climate | ||
| Annual rainfall | 1315 mm | 1464 mm |
| Mean max, January | 29.5°C | 29.2°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
On school quality, the average ICSEA across schools serving Eltham (1025) sits above Bexhill (998).
- For buyers
- Bexhill is the lower entry point at $925,000 median, 40% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Bexhill carries both higher gross yield (3.49% vs 2.08%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Eltham edges out on average school ICSEA (1025 vs 998).
Bexhill vs Eltham: common questions
Is Bexhill or Eltham cheaper to buy in?
Bexhill has the lower median house price at $925,000, roughly 40% below Eltham ($1,550,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bexhill or Eltham?
Over the past 12 months, Bexhill grew -0.5% vs -7.7% in Eltham, a gap of 7.2 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 Bexhill or Eltham have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Eltham scores 1025 vs 998 in Bexhill. 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, Bexhill or Eltham?
Gross rental yield on houses is 3.49% in Bexhill vs 2.08% in Eltham. 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.
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