Bilbul vs Beelbangera.
Comparing two suburbs with median house prices of $499,500 and $529,625.
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.
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 (3.12% vs 2.95%), 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).
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 3.12% in Bilbul vs 2.95% 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.
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).
Compare Bilbul against another suburb