Bellmount Forest vs Gundaroo

Gundaroo is the younger of the two, with a median age of 43 against 49 in Bellmount Forest. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Gundaroo

ahead on the one thing that separates them

  • carries lower crime risk (25/100 vs 59/100)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs mortgage stress.

Renters

Bellmount Forest

ahead on the one thing that separates them

  • has cheaper rent ($420/wk vs $475/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Bellmount Forest

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (170 min vs 181 min)
  • sits closer to the CBD (257.4 km vs 272.5 km)
  • But Gundaroo is more walkable (14/100 vs 0/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Gundaroo

ahead on 2 of the 4 things we measure here

  • is more walkable (14/100 vs 0/100)
  • carries lower crime risk (25/100 vs 59/100)
  • But Bellmount Forest has more residents already 65 and over (21% vs 15%)

Weighs who already lives there, GPs, walkability, and crime.

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

Bellmount Forest and Gundaroo drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Bellmount Forest Gundaroo
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Bellmount Forest Gundaroo
Walkability 0 / 14
Bellmount Forest — Walkability: 0/100 Gundaroo — Walkability: 14/100
Safety 41 / 75
Bellmount Forest — Safety: 41/100 Gundaroo — Safety: 75/100
Low fire risk 78 / 48
Bellmount Forest — Low fire risk: 78/100 Gundaroo — Low fire risk: 48/100

Demographics

Gundaroo has more residents (1,233 vs 120); Gundaroo has higher household incomes ($168,636 vs $146,224).

Bellmount Forest Gundaroo
Population 120 1,233
+928% vs other
Population trend (2016 → 2021) +5.3% +7.6%
Median age 49 43
Median household income $146,224/yr $168,636/yr
+15% vs other
Median weekly rent $420/wk $475/wk
+13% vs other

Age profile

Share of residents in each band, 2021 Census.

Bellmount Forest Gundaroo
0-4 3.3% / 6.2%
Bellmount Forest — 0-4: 3.3% Gundaroo — 0-4: 6.2%
5-14 15.0% / 15.3%
Bellmount Forest — 5-14: 15.0% Gundaroo — 5-14: 15.3%
15-19 5.0% / 6.7%
Bellmount Forest — 15-19: 5.0% Gundaroo — 15-19: 6.7%
20-24 2.5% / 3.0%
Bellmount Forest — 20-24: 2.5% Gundaroo — 20-24: 3.0%
25-34 2.5% / 8.1%
Bellmount Forest — 25-34: 2.5% Gundaroo — 25-34: 8.1%
35-44 5.0% / 12.7%
Bellmount Forest — 35-44: 5.0% Gundaroo — 35-44: 12.7%
45-54 20.8% / 18.0%
Bellmount Forest — 45-54: 20.8% Gundaroo — 45-54: 18.0%
55-64 20.0% / 14.4%
Bellmount Forest — 55-64: 20.0% Gundaroo — 55-64: 14.4%
65-74 13.3% / 10.5%
Bellmount Forest — 65-74: 13.3% Gundaroo — 65-74: 10.5%
75-84 7.5% / 3.9%
Bellmount Forest — 75-84: 7.5% Gundaroo — 75-84: 3.9%
85+ — / 0.9%
Bellmount Forest — 85+: not among its largest Gundaroo — 85+: 0.9%

Bars are drawn against the largest share shown (20.8%).

Who lives together

Household composition, 2021 Census.

Bellmount Forest 60.0% couple families
Bellmount Forest — Couple Families: 60.0% Bellmount Forest — Lone Person: 24.0% Bellmount Forest — One Parent Families: 16.0% Bellmount Forest — Group Household: 0.0%
Gundaroo 67.8% couple families
Gundaroo — Couple Families: 67.8% Gundaroo — Lone Person: 15.4% Gundaroo — One Parent Families: 13.5% Gundaroo — Group Household: 3.4%
Couple Families Lone Person One Parent Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bellmount Forest 13.5% renting
Bellmount Forest — Owned Outright: 32.4% Bellmount Forest — Mortgage: 54.1% Bellmount Forest — Renting: 13.5%
Gundaroo 9.6% renting
Gundaroo — Owned Outright: 34.0% Gundaroo — Mortgage: 56.4% Gundaroo — Renting: 9.6%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Bellmount Forest Gundaroo
Bachelor Degree 13.3% / 19.7%
Bellmount Forest — Bachelor Degree: 13.3% Gundaroo — Bachelor Degree: 19.7%
Certificate III & IV 15.8% / 12.1%
Bellmount Forest — Certificate III & IV: 15.8% Gundaroo — Certificate III & IV: 12.1%
Postgraduate Degree 13.3% / 10.1%
Bellmount Forest — Postgraduate Degree: 13.3% Gundaroo — Postgraduate Degree: 10.1%
Advanced Diploma / Diploma 7.5% / 8.4%
Bellmount Forest — Advanced Diploma / Diploma: 7.5% Gundaroo — Advanced Diploma / Diploma: 8.4%
Graduate Diploma / Certificate 3.3% / 3.7%
Bellmount Forest — Graduate Diploma / Certificate: 3.3% Gundaroo — Graduate Diploma / Certificate: 3.7%

Bars are drawn against the largest share shown (19.7%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Bellmount Forest Gundaroo
England 9.2% / 4.9%
Bellmount Forest — England: 9.2% Gundaroo — England: 4.9%
Canada 4.2% / —
Bellmount Forest — Canada: 4.2% Gundaroo — Canada: not among its largest
New Zealand — / 0.9%
Bellmount Forest — New Zealand: not among its largest Gundaroo — New Zealand: 0.9%
South Africa — / 0.7%
Bellmount Forest — South Africa: not among its largest Gundaroo — South Africa: 0.7%
Germany — / 0.7%
Bellmount Forest — Germany: not among its largest Gundaroo — Germany: 0.7%
Scotland — / 0.5%
Bellmount Forest — Scotland: not among its largest Gundaroo — Scotland: 0.5%

Bars are drawn against the largest share shown (9.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bellmount Forest 100.0% houses
Bellmount Forest — Houses: 100.0% Bellmount Forest — Townhouses: 0.0% Bellmount Forest — Flats / Apartments: 0.0%
Gundaroo 98.7% houses
Gundaroo — Houses: 98.7% Gundaroo — Townhouses: 1.0% Gundaroo — Flats / Apartments: 0.3%
Houses Townhouses Flats / Apartments

Property market

Bellmount Forest Gundaroo
Median house price — $1,290,000
Median unit price —
same for both
Median land price — $632,500
Typical days to sell (houses) — 63 days
from 15 sales

Zoning mix

Bellmount Forest Gundaroo
Rural and farming 100% 93%
Environmental 0% 5%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Bellmount Forest Gundaroo
New dwellings approved 121
across Yass Valley
same for both
Approvals change year on year +14%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Bellmount Forest Gundaroo
Houses — 2.8%
$775/wk on $1.42M
Units —
same for both

Ranking within NSW

Bellmount Forest Gundaroo
House price — Higher than 70% of NSW
Income Higher than 94% of NSW Higher than 97% of NSW
Schools —
same for both
Walkability Higher than 15% of NSW Higher than 62% of NSW
Affordability — Higher than 79% of NSW
EV adoption Higher than 81% of NSW —
NBN connectivity Higher than 8% of NSW Higher than 3% of NSW
Rental yield (houses) — Higher than 15% of NSW

Liveability

Gundaroo is more walkable (14 vs 0).

Bellmount Forest Gundaroo
Grade — B
Score — 58/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Gundaroo carries more bushfire risk (52 vs 22); Bellmount Forest carries more crime risk (59 vs 25).

Bellmount Forest Gundaroo
Bushfire Low
22/100
 Moderate
52/100
Crime Moderate
59/100
 Low
25/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Bellmount Forest Gundaroo
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0 1

Schools in Bellmount Forest

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Gundaroo

  • Gundaroo Public School Government · Primary below peers

Amenities in the suburb

Bellmount Forest Gundaroo
Cafes & restaurants 0 4
Parks & reserves 0 2
Childcare 0 2
Banks & Bank@Post 0 1
EV chargers 0 1
Waterways 17 40

Mobility

Gundaroo sits further from the CBD (272.5 km vs 257.4 km).

Bellmount Forest Gundaroo
Walkability score 0/100 14/100
Distance to Sydney 257.4 km 272.5 km
+6% vs other
Drive time (normal traffic) 170 min 181 min
Electric vehicle share 1.0%
postcode 2581
 —
Rooftop solar per 100 dwellings 67
postcode 2581
 48
postcode 2620

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Bellmount Forest Gundaroo
Car (driver) 65.6% / 68.7%
Bellmount Forest — Car (driver): 65.6% Gundaroo — Car (driver): 68.7%
Worked from Home 27.9% / 24.1%
Bellmount Forest — Worked from Home: 27.9% Gundaroo — Worked from Home: 24.1%
Car (passenger) 6.6% / 1.7%
Bellmount Forest — Car (passenger): 6.6% Gundaroo — Car (passenger): 1.7%
Walked Only — / 5.4%
Bellmount Forest — Walked Only: not among its largest Gundaroo — Walked Only: 5.4%

Bars are drawn against the largest share shown (68.7%).

Setting

Bellmount Forest Gundaroo
Elevation 662 m
above sea level, at the suburb centre
 604 m
above sea level, at the suburb centre

NBN connectivity

Bellmount Forest Gundaroo
Connectivity score 15/100
same for both
Most common technology Satellite (Sky Muster)
same for both
Full-fibre (FTTP) share 0%
40 premises
 0%
135 premises

Climate

Bellmount Forest Gundaroo
Annual rainfall 622 mm
same for both
Summer max (Jan) 28.5°C
same for both
Winter min (Jul) 0.8°C
same for both

Council rates

Bellmount Forest Gundaroo
Average residential rate $1,162/yr
same for both
Council Yass Valley
same for both

Federal electorate

Bellmount Forest Gundaroo
Division Riverina
same for both
Member Michael Mccormack
same for both
Party The Nationals
same for both

First Home Owner Grant

Bellmount Forest Gundaroo
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Bellmount Forest

Rural

Gundaroo

Rural

More comparisons

Other comparisons with Bellmount Forest

Bellmount Forest vs Gunning Bellmount Forest vs Yass River Bellmount Forest vs Lade Vale

Other comparisons with Gundaroo

Gundaroo vs Sutton Gundaroo vs Bywong Gundaroo vs Springrange Gundaroo vs Yass River Gundaroo vs Collector Gundaroo vs Nanima
Full data on Bellmount Forest Full data on Gundaroo
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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