Bellambi, NSW 2518
Wollongong City Council, New South Wales
Good to Know
Bellambi, NSW 2518 is a high-value house market in the Wollongong City Council area, currently positioned as a tenant-led rental-strength submarket. Located on the Illawarra coast roughly south of Sydney's CBD, Bellambi is home to roughly 4,039 adults across 2,053 dwellings and is trading with a vacancy rate of 0.55%.
According to HtAG Analytics, Bellambi is exhibiting tight supply and strong rental demand. Stock on Market sits at 0.19% and Inventory at 1.44 months — well below the ~3-month balanced-market threshold — driving +8.3% YoY price growth and +10.1% YoY rent growth.
What the market data is signalling
Bellambi's rental growth outpacing price growth (rent +10.1% vs price +8.3% over 12 months) combined with an ultra-low vacancy rate (0.55%) and very low Stock on Market (0.19%) signals a market where rental demand and tight supply are the immediate drivers. For a visual of where Bellambi sits in the cycle, see the Markets in the Moment (MiM™) heatmap, which highlights similar rental-pressure pockets.
Who lives in Bellambi — and why it matters for investors
Bellambi has an IRSAD of 858, which sits below the commonly recommended threshold and flags relative socio-economic disadvantage; this can mean higher rental demand but also greater sensitivity to local employment shocks. The renter/owner split is 53.0% (unfavourable for owner-dominated stability), while the units/houses mix is 38.0% (neutral). These demographic signals affect volatility and tenant turnover risk — read our IRSAD Crossover study for how socio-economic bands map to long-cycle outcomes.
Why suburb-level data matters for Bellambi
Suburb-level metrics for Bellambi show the local market mechanics investors will actually experience: a typical house price of $1,296,177, gross rental yield of 3.14%, Stock on Market at 0.19%, Inventory at 1.44 months, and median days on market of 23 days. These figures can be very different to any broader council average, which is why decisions should rest on Bellambi's own metrics — see our methodology note on LGA vs Suburb research. For investors who want the full dataset, get the full Bellambi data guide.
What's behind the RCS™ score of 28
The HtAG RCS™ bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into one composite score to help match markets to strategy. Bellambi's overall RCS of 28 reflects the mix of tight rental demand, modest yield and socio-economic factors; investors should review the sub-score breakdown to see whether this aligns with their objectives. Learn more about how the RCS™ is built. To explore Bellambi interactively, open Bellambi in HtAG Copilot.
Forward signals to watch
The vacancy rate — currently 0.55%: sustained sub-1% vacancy usually translates to ongoing rental pressure, faster rent rises and limited tenant choice over the next 12–24 months.
The building approvals ratio — currently 0.72%: a neutral reading that suggests moderate new supply relative to the stock base; watch for any sustained increase above ~2% that would loosen the tight supply picture.
The Sydney cycle phase: a city-wide shift in the Sydney cycle (either into broad cooling or renewed growth) would materially affect borrowing conditions, investor appetite and demand spill‑over into Bellambi — so monitor metropolitan momentum alongside the suburb signals.
Does this area meet your investment goals?
Get full accessCritical to know
RCS Breakdown
Bellambi's RCS™ headline is an overall signal — but it doesn't tell you why. The three sub-scores below reveal whether that score is earned through risk minimisation, capital growth, or cashflow — and which portfolio brief it fits.
starter
Investor
Pro
Critical to know
Market Trends
Bellambi's headline values — $1,296K to buy and $781PW to rent, a 3.13% gross yield. Over the past decade, prices have moved 99.65% and rents 71.33% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,296K is today. The 10-year trajectory reveals whether that's the top of a run, the start of a new leg, or somewhere mid-cycle. Sign up to unlock the entire trend line.
$781PW today, with rent growth at (+10.13% YoY) compared to price growth (+8.3%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Bellambi in its cycle - and is the 3.13% yield holding?
Cycle phase tells you whether you're buying near the bottom (room to run) or top (compression ahead). Yield trajectory tells you whether cashflow is durable or being eroded — the single most important question for a long-hold thesis.
Cycle Phase
Cycle Position
Yield Trajectory
Rent vs Price Spread
Investor
Pro
Area Risks
Property data alone won't flag the structural risks that can erode a long-hold position. Bushfire overlays, flood-zone exposure, and economic concentration sit outside the price feed but determine whether your capital is insurable, defensible, and structurally protected. Unlock to see.
Are there hidden structural risks shaping Bellambi's long-hold story?
Beyond the headline price, Bellambi carries risk signals a median can't show — hazard exposure from bushfire and flood overlays, and how narrowly local employment leans on a handful of sectors (the concentration the EDI score quantifies). Together these separate insurable, defensible long-holds from those carrying tail-risk that never surfaces in the headline number.
MADI Risk
EDI Risk
Bushfire
Flood
Investor
Pro
Critical to know
Supply & Demand
Bellambi's headline numbers show where the market is today. The two cards below answer where it's heading. Direction is what separates a buy from a wait.
Is housing supply tightening or building up?
Stock on Market is one number — the trend is what matters. SoM, inventory, building approvals and hold period together reveal whether the market is starving for stock (price pressure up) or quietly building a pipeline (pressure down).
Stock on Market
Inventory
Building Approvals
Hold Period
Is buyer and renter demand heating up or cooling off?
Vacancy is one signal — the real question is whether demand is still building or quietly peaking. Days on market, vacancy, search index and clearance rate are the four pulse-points — when they diverge, they signal a turning point.
Days on Market
Vacancy Rate
Search Index
Clearance Rate
Investor
Pro
Critical to know
Fundamentals
Bellambi can look solid on the surface — but the three layers below separate markets that genuinely hold value from ones that only look like they do.
Is Bellambi genuinely stable - or just expensive?
IRSAD hints at affluence, but socio-economic strength alone doesn't guarantee resilience. Combined with the renter-to-owner balance and unit-to-house ratio, you get the three signals that separate a tightly-held submarket from one carrying hidden volatility.
IRSAD
Renter to Owner
Units to Houses
Where do Bellambi prices go over the next 12 months?
Today's headline price is just a snapshot. Projected ROI and the volatility index tell you whether to commit capital now, wait for a softer entry, or rotate into a steadie submarket.
Projected Annual ROI
Volatility Index
Can you actually buy into Bellambi - and exit cleanly?
Tightly-held areas reward long-hold investors but punish anyone who needs liquidity. Annual sales and rental volume reveal whether your capital can reposition — or sits structurally locked in.
Annual Sales Volume
Annual Rental Volume
Investor
Pro
Important to know
Education & Infrastructure
Bellambi looks tightly-held and stable on the surface — but the three layers below separate areas that genuinely hold value from ones that only look like they do.
Does Bellambi's school catchment + infrastructure pipeline justify the price?
School ranks anchor family demand and tenant quality. The active infrastructure pipeline shifts a suburb's price ceiling over the next 5–10 years. Together they tell you whether Bellambi has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
Investor
Pro
Full HtAG Intelligence
Bellambi shows potential. The platform tells you whether it's the best fit for your portfolio.
Price and yield are only the surface. HtAG reads the forces underneath — supply tightening or loosening, demand heating or cooling, and the risks that move slowly but decide long-term growth. Together they show whether Bellambi has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.
The total adult population (15 years or older) of Bellambi 2518 NSW is 3,303, with a median age of 38. Of those, 32.18% are married, 16.98% are divorced or separated, 44.99% are single and 5.78% are widowed.
The average household size is 2.3 people per dwelling, and the median household monthly income is estimated to be $6,188. The median monthly mortgage repayment for households in this suburb is $1,950 which is 31.51% of their earnings.
Source: ABS Census Data (2021)