Bellevue Heights SA Property Investment

THE MARKET

Bellevue Heights has compounded at 13.8%/yr over 5 years — a house that cost $576,343 in 2021 is worth $1,100,000 today. Properties are sitting on market for 28 days (sellers have the leverage). At the same growth rate, today's median reaches $2,099,443 by 2031.

- **Median house:** $1,100,000 | **Units:** $427,286 - **Gross yield:** 3.1% | **Net yield:** 1.6% - **5yr price CAGR:** 13.8%/yr | **3yr forecast:** 15.6%/yr - **Population:** 11,954 | **Owner-occupier rate:** 31% | **Affluence:** Very High

- **Supply pipeline:** Low — Price growth outpacing new supply, limited development pipeline

RENTAL SNAPSHOT

- **Vacancy:** 2.6% (stable) | **Rental demand:** Moderate - **Median weekly rent:** $658/wk | **Days on market:** 28 (stable) - Balanced market — vacancy manageable but monitor trend.

SHORT-TERM RENTAL

- **Median nightly rate:** $155/night | **Occupancy:** 64% - **Estimated annual STR gross:** ~$36,208/yr - **vs long-term rent:** $34,216/yr (comparable — LTR offers simpler management)

INFRASTRUCTURE & CATALYSTS

- No major confirmed infrastructure projects on record. - **Transport:** Well-connected inner-city location

BULL CASE

If Bellevue Heights maintains 3%+ annual growth and vacancy stays below 1.8%, median prices could reach $1,265,000 within 3 years with yields compressing slightly as capital values rise.

BEAR CASE

A market correction or interest rate shock could see prices in Bellevue Heights pull back 10-15% from $1,100,000, with vacancy rising to 4.7% and rental yields softening as tenants gain leverage.

KEY RISKS

- No significant risk factors identified for this suburb

COMPARABLE MARKETS

- **Adelaide CBD** (SA): $948,000 median, 3.6% yield, 7.7% 1yr growth - **Albert Park** (SA): $880,000 median, 3.7% yield, 13.5% 1yr growth - **Aldinga Beach** (SA): $790,000 median, 4.0% yield, 8.2% 1yr growth

THE PLAY

Bellevue Heights offers balanced fundamentals but does not present an urgent buying signal. The market is in a growth phase with moderate vacancy risk. Monitor vacancy trends and price movements over the next 6-12 months. Only enter if a property can be acquired at or below median pricing with yields exceeding 4.0%.

- Entry range: $990,000 – $1,210,000 - Minimum gross yield to target: 4.5% - Watch signal: vacancy dropping below 2% and days on market holding under 35

This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.