On the REA/PropTrack rolling series for August 2025 to July 2026, Bellmere's median house price is $89K, up 15% over 12 months. Median weekly house rent is $650, up 6.6%. Rental days on market sit at 20, and HtAG Analytics reports a vacancy rate of 0.7%.

That is a tight rental market by any reasonable reading. A sub-1% vacancy rate at the suburb level means a landlord with a well-presented, correctly priced home is unlikely to sit empty for long.

​Over five years, HtAG's modelled Typical Price series shows 107% growth. The measure has more than doubled. Rent growth over the same period was 73.7%.

Gross yield lands at 3.8% on the REA basis and about 3.45% on HtAG's modelled series. That is moderate, and net yield is materially lower once management, rates, insurance, maintenance and finance costs come out.

Price growth has run well ahead of rent growth. That is not improving cash flow. Anyone buying here needs the buffer to hold through periods where the rent does not keep pace with the cost of ownership.

Bellmere sits directly on the eastern boundary of the Waraba Priority Development Area, declared in August 2024. Economic Development Queensland plans roughly 2,880 hectares for about 25K homes, 65K residents and 17K jobs over approximately 40 years. The proposed Development Scheme carries a costed infrastructure plan of more than $2 billion. The joint Infrastructure Activation Fund, worth nearly $2.4 billion across multiple growth areas, is intended to support infrastructure enabling around 16,845 Waraba homes by mid 2034.

Add the $71 million Caboolture River Road upgrade, with construction expected to start late 2026 and finish in 2028, and the $399 million Caboolture Hospital redevelopment, and the infrastructure case is genuinely documented rather than aspirational.

​The part most pitches leave out: Waraba is a machine designed to produce detached housing. The new product competes directly with established detached stock on depreciation, maintenance, and floorplan. Bellmere gets the amenity, and it also gets the competition. Both things are true.

On a consistent CoreLogic dataset for the twelve months to August 2026, Bellmere's median house price is $870K, compared with Caboolture at $845K and Morayfield at $900K. Gross yields cluster between 3.6% and 3.9%. There is almost no separation.

The real difference is liquidity. Bellmere recorded 113 house sales. Caboolture recorded 622 and Morayfield 580. The neighbours have roughly five times the transaction depth, which means more comparable evidence for valuers, financiers and future buyers.

So Bellmere is not the cheaper option, and it is not the higher yielding option. Its genuine differentiators are direct Waraba adjacency and a near-pure detached-house base, with a units-to-houses ratio of about 7%. The trade-offs are thinner resale liquidity and reliance on Caboolture and Morayfield for rail, hospital and major retail amenity.

REA/PropTrack publishes a rolling sales median. HtAG publishes a modelled Typical Price. On the same suburb, they produce $897K and $952K. Run the HtAG series across all three suburbs, and the ranking actually reverses relative to CoreLogic.

Neither provider is wrong. They are measuring different things. The preferred approach is to show the provider, the period and the method, and let the adviser see the spread.

Bellmere is an established growth corridor market with strong current demand indicators and real infrastructure exposure, balanced by moderate yield and substantial future supply. It suits investors prioritising detached family housing and medium-to-long-term growth over headline yield, who have the cash flow buffer to hold.

It does not suit anyone buying the suburb thesis alone. HtAG puts Bellmere in IRSAD decile 2, which implies more sensitivity to household financial stress. Flood, bushfire, overland flow, block utility and parking all sit at the address level, and competing supply needs to be checked street by street.