Bellbrook NSW Property Investment
Port Macquarie-Hastings · 2440 · Score: 44/100 · Caution
Bellbrook Short-Term Rental (Airbnb) Market
Bellbrook NSW Investment Brief
CAUTION — 6.2% gross yield on a $400,000–$483,000 (sources disagree, range shown — do NOT quote a single number) median.
THE MARKET
Bellbrook has compounded at 1.1%/yr over 5 years. Median sits in the $400,000–$483,000 (sources disagree, range shown — do NOT quote a single number) band today. Properties are sitting on market for 40 days (roughly balanced conditions).
- Median house: $400,000–$483,000 (sources disagree, range shown — do NOT quote a single number) | Units: $0
- Gross yield: 6.2% | Net yield: 4.7%
- 5yr price CAGR: 1.1%/yr | 3yr forecast: 1.0%/yr
- Population: 339 | Owner-occupier rate: 71% | Affluence: Low
- Supply pipeline: Moderate — Development activity consistent with long-term averages
RENTAL SNAPSHOT
- Vacancy: 3.0% (stable) | Rental demand: Moderate
- Median weekly rent: $480/wk | Days on market: 40 (stable)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
Insufficient STR data for this suburb. Run a specific address analysis for property-level STR projections.
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Eungai station 37.6km away
BULL CASE
If Bellbrook maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $460,000 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Bellbrook pull back 10-15% from $400,000, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.
KEY RISKS
- Distance from CBD may limit long-term capital growth potential
COMPARABLE MARKETS
- Dareton (NSW): $331,618 median, 6.0% yield, -8.0% 1yr growth
- Barraba (NSW): $302,605 median, 3.5% yield, 8.8% 1yr growth
- Werris Creek (NSW): $336,485 median, 6.0% yield, 4.7% 1yr growth
THE PLAY
Bellbrook carries elevated risk that outweighs potential returns at current levels. A stable market combined with moderate vacancy risk warrants caution. Avoid new acquisitions unless significant discount to median pricing is achievable. Re-evaluate if vacancy falls below 2.5% or annual price growth exceeds 3%.
- Entry range: $360,000 – $440,000
- Minimum gross yield to target: 6.5%
- Watch signal: vacancy dropping below 2% and days on market falling below 35
This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.
Gentrification Index
Growth Forecast
medium confidenceBasis: 5yr CAGR 1.1%
- −High supply pipeline (3462 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-05
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
509
2020
675
2021
683
2022
996
2023
599
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2440
Decile 1 of 10 — High disadvantage
Population
23,166
Education (IEO)
1/10
Econ. Resources (IER)
2/10
10-Year Investment Projection
Modelled on Bellbrook NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $480/wk median rent for Bellbrook. Capital growth and rent increase are editable assumptions.
Schools
In your catchment
These are the government-school zones containing this suburb centroid. Specific addresses within the suburb may fall in different catchments — confirm with the school directly.
Nearby Suburbs
Analyse a Property in Bellbrook
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Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.