Bellfield and Heidelberg Heights are two of Melbourne’s most underrated inner-north value suburbs, sitting within the Heidelberg hospital precinct and offering strong yields relative to entry price. This comparison uses REIV Q2 2025 medians and ABS Census 2021 data.
Median House Price Comparison
| Metric | Bellfield | Heidelberg Heights |
|---|---|---|
| Median House Price | $1,020,000 | $980,000 |
| Median Unit Price | $520,000 | $490,000 |
| Gross House Yield | 4.2% | 4.4% |
| Gross Unit Yield | 4.6% | 4.8% |
| 5-Year Growth (House) | 29% | 27% |
| Owner-Occupier Rate | 62% | 58% |
| Median HH Income (ABS 2021) | $1,840/wk | $1,720/wk |
| GeeVee Investment Score | 7.8/10 | 7.6/10 |
GeeVee Verdict
Bellfield scores slightly higher on capital growth (7.8/10) due to its Darebin Creek frontage and larger average lot sizes. Heidelberg Heights leads on yield at 4.4-4.8%, driven by hospital precinct demand from Austin Health, Mercy Health and Warringal Private staff. Both suburbs offer strong value relative to the inner-north median.
Frequently Asked Questions
Is Bellfield or Heidelberg Heights better for rental yield?
Heidelberg Heights edges ahead with 4.4% house yield and 4.8% unit yield, driven by consistent demand from hospital workers and La Trobe University students.
Which suburb has better capital growth — Bellfield or Heidelberg Heights?
Bellfield’s 29% five-year house growth is slightly ahead of Heidelberg Heights’ 27%, supported by its creek frontage and larger lot sizes.
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