Bilbul vs Beelbangera
Bilbul (median $499,500) is roughly 6% cheaper to buy into than Beelbangera ($529,625). Over the past year, Beelbangera (+8.1%) ran 18.9 percentage points ahead of Bilbul (-10.8%) on house-price growth.
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Bilbul and Beelbangera side by side
| Measure | Bilbul | Beelbangera |
|---|---|---|
| Price and market | ||
| Median house | $499,500 | $529,625 |
| Median unit | $237,600 | $237,600 |
| House price change, 12 months | -10.8% | +8.1% |
| Renting | ||
| House rent | $525/wk | $525/wk |
| Unit rent | $360/wk | $360/wk |
| Owner occupied | 74.0% | 83.0% |
| Renter occupied | 18.0% | 8.0% |
| Schools | ||
| Schools nearby | 9 | 15 |
| Average ICSEA | 972 | 942 |
| Lifestyle and people | ||
| Walk score | 0 | 4 |
| Transit score | 0 | 0 |
| Bike score | 0 | 0 |
| Population | 586 | 358 |
| Median age | 43 | 39 |
| Climate | ||
| Annual rainfall | 424 mm | 400 mm |
| Mean max, January | 33.9°C | 33.9°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
Beelbangera scores higher on walkability (0/100 vs 4/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Bilbul (972) sits above Beelbangera (942).
- For buyers
- Bilbul is the lower entry point at $499,500 median, 6% 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: Bilbul delivers the better gross yield (5.47% vs 5.15%), but Beelbangera 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
- Bilbul edges out on average school ICSEA (972 vs 942).
Bilbul vs Beelbangera: common questions
Is Bilbul or Beelbangera cheaper to buy in?
Bilbul has the lower median house price at $499,500, roughly 6% below Beelbangera ($529,625). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bilbul or Beelbangera?
Over the past 12 months, Beelbangera grew +8.1% vs -10.8% in Bilbul, a gap of 18.9 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 Bilbul or Beelbangera have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Bilbul scores 972 vs 942 in Beelbangera. 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, Bilbul or Beelbangera?
Beelbangera scores 4/100 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, Bilbul or Beelbangera?
Gross rental yield on houses is 5.47% in Bilbul vs 5.15% in Beelbangera. 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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