East Corrimal vs Bellambi.
Comparing two suburbs with median house prices of $1,720,000 and $1,250,000. Bellambi edges out on more headline metrics in this comparison.
Bellambi (median $1,250,000) is roughly 38% cheaper to buy into than East Corrimal ($1,720,000). Over the past year, Bellambi (+13.1%) ran 11.9 percentage points ahead of East Corrimal (+1.2%) on house-price growth.
Bellambi 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 East Corrimal (1024) sits above Bellambi (1023). East Corrimal skews owner-occupied (59%), Bellambi runs more rental-dense (44% owner).
For buyers
Bellambi is the lower entry point at $1,250,000 median, 38% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Bellambi carries both higher gross yield (3.40% vs 2.47%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
East Corrimal edges out on average school ICSEA (1024 vs 1023).
Common questions
Is East Corrimal or Bellambi cheaper to buy in?
Bellambi has the lower median house price at $1,250,000, roughly 38% below East Corrimal ($1,720,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, East Corrimal or Bellambi?
Over the past 12 months, Bellambi grew +13.1% vs +1.2% in East Corrimal, a gap of 11.9 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 East Corrimal or Bellambi have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), East Corrimal scores 1024 vs 1023 in Bellambi. 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, East Corrimal or Bellambi?
Bellambi 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, East Corrimal or Bellambi?
Gross rental yield on houses is 3.40% in Bellambi vs 2.47% in East Corrimal. 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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