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ABS 2021 Census · Updated 21 May 2026
Bell Park is a coastal suburb in Victoria, Australia, with a population of approximately 5,602, making it a smaller community. Located approximately 64 km from the Melbourne CBD, Bell Park is a coastal area in Victoria. The median household income is $63,648 per year.
Lower income levels in Bell Park typically translate to more affordable entry points for investors. The coastal setting provides a lifestyle factor that underpins property values.
Official Australia Post postcode for Bell Park. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Bell Park on My School →Estimated 2 parks and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Bell Park is a smaller community of 5,602 — about 76% of the Victoria suburb median (7,416) — so investors should factor in the narrower buyer pool and longer average time-on-market. Bell Park's median household income of $63,648/year is 33% below the Victoria suburb median ($95,160) — this is an affordability play where returns lean on yield and patient capital growth rather than demographic premium. Median weekly rent of $340 equates to $1,473/month — about 98% of the median mortgage repayment of $1,500/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. Bell Park is 64 km from Melbourne, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
This suburb can suit investors targeting renter demand driven by lifestyle. Insurance, climate risk, and seasonal rental patterns all warrant a close look. Local rents consume roughly 28% of household income — a useful sanity check on tenant affordability.
How Bell Park stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Bell Park sits above the state median; negative means below.
| Metric | Bell Park | VIC median | Δ vs state |
|---|---|---|---|
| Population | 5,602 | 7,416 | -24% |
| Median household income | $63,648/yr | $95,160/yr | -33% |
| Median rent (weekly) | $340 | $380 | -11% |
| Median mortgage (monthly) | $1,500 | $1,950 | -23% |
| Distance to CBD | 64 km | 32 km | +100% |
| Separate houses | 75% | 78% | -3pp |
Pre-inspection briefing for Bell Park — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: household incomes 33% below the VIC median ($63,648 vs $95,160) means liquidity is thin and capital growth tends to lag the wider Victoria market over full cycles.
Strong rental coverage: $340/week (~$1,473/month) covers 98% of the $1,500/month median mortgage repayment, so the shortfall sits at just $27/month. Investors targeting positive cash flow should shortlist this suburb.
With 75% houses in a 5,602-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Run the numbers on a Bell Park property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Bell Park are modest for 2026 — incomes 33% below the VIC median of $95,160 suggest gains will lag headline metro markets. Rental coverage runs at ~98% of the typical mortgage ($1,473/month rent vs $1,500/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 42/100 places Bell Park in the mid tier of Australian suburbs we profile, and overall investor sentiment is cautious heading into the second half of 2026.
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Bell Park scores 42/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 5,602, median household income of $63,648/year and median weekly rent of $340. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Bell Park are a median household income of $63,648/year, a dwelling mix that is 75% separate houses, roughly 1 schools and 2 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Bell Park has a usual resident population of approximately 5,602, compared with a Victoria suburb median of 7,416 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Bell Park sits 64 km straight-line from the Melbourne CBD. This is a regional market where CBD distance is only indicative — local industry diversity and commute alternatives matter more.
The most recent census recorded a median weekly rent of $340 in Bell Park, equating to approximately $17,680/year in gross rental income (state median $380/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Bell Park is $1,500, or approximately $18,000/year (vs $1,950/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $340 works out to $1,473/month, covering 98% of the median mortgage repayment of $1,500/month. That leaves a $27/month shortfall (around $324/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are interest-rate sensitivity on the $1,500 median mortgage, below-median household incomes ($63,648 vs $95,160 state median), the broader Victoria market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.