Eden Hills vs Bellevue Heights.
Comparing two suburbs with median house prices of $1,262,550 and $1,240,000.
Bellevue Heights (median $1,240,000) is roughly 2% cheaper to buy into than Eden Hills ($1,262,550). Over the past year, Bellevue Heights (+24.9%) ran 24.9 percentage points ahead of Eden Hills (0%) on house-price growth.
Eden Hills scores higher on walkability (6/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Eden Hills (1089) sits above Bellevue Heights (1073).
For buyers
Bellevue Heights is the lower entry point at $1,240,000 median, 2% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Bellevue Heights carries both higher gross yield (2.78% vs 2.68%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Eden Hills edges out on average school ICSEA (1089 vs 1073).
Common questions
Is Eden Hills or Bellevue Heights cheaper to buy in?
Bellevue Heights has the lower median house price at $1,240,000, roughly 2% below Eden Hills ($1,262,550). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Eden Hills or Bellevue Heights?
Over the past 12 months, Bellevue Heights grew +24.9% vs 0% in Eden Hills, a gap of 24.9 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 Eden Hills or Bellevue Heights have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Eden Hills scores 1089 vs 1073 in Bellevue Heights. 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, Eden Hills or Bellevue Heights?
Eden Hills scores 6/100 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, Eden Hills or Bellevue Heights?
Gross rental yield on houses is 2.78% in Bellevue Heights vs 2.68% in Eden Hills. 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 Eden Hills against another suburb