Black Range vs Bega.
Comparing two suburbs with median house prices of $985,000 and $615,000.
Bega (median $615,000) is roughly 60% cheaper to buy into than Black Range ($985,000). Over the past year, Black Range (0%) ran 0.3 percentage points ahead of Bega (-0.3%) on house-price growth.
Black Range skews owner-occupied (89%), Bega runs more rental-dense (64% owner).
For buyers
Bega is the lower entry point at $615,000 median, 60% 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: Bega delivers the better gross yield (2.54% vs 1.58%), but Black Range 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
Black Range has a heavier family-household mix (83% vs 65%), which typically signals stronger demand for family-amenable infrastructure (parks, schools, supermarkets).
Common questions
Is Black Range or Bega cheaper to buy in?
Bega has the lower median house price at $615,000, roughly 60% below Black Range ($985,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Black Range or Bega?
Over the past 12 months, Black Range grew 0% vs -0.3% in Bega, a gap of 0.3 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.
Which suburb has higher rental yield, Black Range or Bega?
Gross rental yield on houses is 2.54% in Bega vs 1.58% in Black Range. 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 Black Range against another suburb