Bellfield Property Data 2026: Medians, Yields & Growth Numbers

You are trying to price Bellfield without getting dragged into agent optimism. Use $779,968 for houses and $421,149 for units as your working numbers, then adjust hard for bedroom count, condition, and whether the property will actually clear at auction.

The Verdict

The three-bedroom house is the Bellfield benchmark: at a median of $779,968, it is the cleanest number to use if you only read one part of this page. It sits in the real family-buyer lane, with a 20% deposit around $155,993 and stamp duty around $42,898, or about $35,098 for eligible first-home buyers using concessions. That is not cheap, but it is still below the four-bedroom jump, where the median pushes to $1,013,958 and the price range starts around $896,963.

Units are the value play, but only if you are honest about what you are buying. The two-bedroom unit median is $421,149, with a 20% deposit around $84,229 and a rental yield of 3.7%. Houses are yielding 4.1%, with the median three-bedroom rent sitting at $596 per week, so investors should not assume the cheaper asset automatically gives the better return. Bellfield is moving, but not running away: houses are up 2.5% year on year, units are up 2.0%, median days on market is 32, and the auction clearance rate is 56%. That says competitive, not frantic. Don’t stretch to a tired four-bedroom just because it has more rooms; at this price gap, condition and street quality matter more than an extra bedroom you will spend years fixing.

Local Reality

Bellfield is a small market, so the median can feel clean on paper and messy in the inspection queue. The suburb recorded 237 settled sales over the last 12 months, which is enough to give the numbers weight, but not enough to ignore individual property quality. A renovated three-bedroom house on a good street can behave very differently from a compromised one with an awkward layout, poor aspect, or obvious maintenance bill waiting after settlement.

The practical read is this: expect the best family houses to get auction pressure, but do not treat every listing like it is a runaway campaign. A 56% clearance rate means buyers still have room to negotiate when the property is poorly presented, over-guided, or sitting past its first campaign. The 32-day median time on market is also useful. If something good is still hanging around after a month, ask why. It may be price, condition, vendor expectations, or a floorplan that photographs better than it lives.

The rental market is tighter than the sales market. A 2.9% vacancy rate is landlord-favourable, so renters and investors should expect decent demand for clean, liveable homes. Still, skip this if your whole strategy depends on rapid capital growth from day one. The five-year trend is steady rather than explosive: house medians have moved from $705,321 in 2022 to $779,968 in 2026 YTD, while units have moved from $388,957 to $421,149. If you are buying mainly for lifestyle or long hold value, that is fine. If you need fast upside, Bellfield may feel too measured.

Who This Suits

If you are a first-home buyer with family plans, use the three-bedroom house median as your anchor and inspect below and slightly above $779,968. If you are a budget buyer, the two-bedroom unit at $421,149 is the safer starting point than pretending a house will fall into reach. If you are upgrading, compare the three-bedroom and four-bedroom gap carefully: the move from $779,968 to $1,013,958 is a major jump, so the fourth bedroom needs to solve a real problem. If you are an investor, start with yield and vacancy, not just the entry price, because houses are currently showing 4.1% against 3.7% for units.

Cost expectations are blunt. A median house buyer should be thinking beyond the purchase price: deposit, stamp duty, borrowing capacity, insurance, maintenance, and the cost of making the home rentable or liveable if it is not already clean. On the median house, the 20% deposit alone is about $155,993. On the median unit, it is about $84,229. Those numbers make the unit market look more accessible, but body corporate costs, building condition, and resale depth still matter.

Timing matters too. Early-year data can shift as more settled sales come through, and the figures here represent the 12 months to March 2026, not live asking prices. Auction-heavy periods can make strong homes look more expensive than the median suggests, while quieter campaigns can create better negotiation moments. If you are buying in winter or around holiday slowdowns, watch days on market closely. If you are selling, do not price off the suburb median alone; bedroom count and property condition are doing too much of the work.

What to Do Next

Use the tables below as your price guardrails, then read the Bellfield property market guide before inspecting. If your budget tops out near the median, do not chase the prettiest auction campaign without a fallback number.

Current Median Prices

Market Indicators:

• Days on market (median): 32 days
• Auction clearance rate: 56%
• Total sales (last 12 months): 237 settled

Price Breakdown by Bedroom Count

Houses

Units & Apartments

Growth Trend (5-Year View)

Rental Market

Current rental medians in Bellfield:

Vacancy rate: 2.9% (tight market, landlord-favourable)

Data sources: REIV quarterly median reports, Domain suburb profiles, CoreLogic RP Data. Figures represent settled sales for the 12 months to March 2026. Individual sale prices vary significantly based on condition, aspect, and exact location.