Bellmount Forest vs Lade Vale

In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. On these figures, Lade Vale tends to suit people living alone.

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

They split

one each way, out of the 6 things we measure here

  • Bellmount Forest is already more of a family suburb (76% vs 67%)
  • Lade Vale carries lower crime risk (20/100 vs 59/100)

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

First-home buyers

Bellmount Forest

ahead on the one thing that separates them

  • leaves households under less mortgage stress (20% vs 29%)

Weighs mortgage stress.

Renters

Lade Vale

ahead on the one thing that separates them

  • has cheaper rent ($300/wk vs $420/wk)

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

Commuting to the city

Bellmount Forest

ahead on the one thing that separates them

  • sits closer to the CBD (257.4 km vs 260 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Lade Vale

ahead on the one thing that separates them

  • carries lower crime risk (20/100 vs 59/100)

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

Investors

Lade Vale

ahead on the one thing that separates them

  • is growing faster (23.4% vs 5.3%)

Weighs population growth.

Where they sit

Bellmount Forest and Lade Vale 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 Lade Vale
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 Lade Vale
Walkability 0 / 5
Bellmount Forest — Walkability: 0/100 Lade Vale — Walkability: 5/100
Safety 41 / 80
Bellmount Forest — Safety: 41/100 Lade Vale — Safety: 80/100
Low fire risk 78 / 51
Bellmount Forest — Low fire risk: 78/100 Lade Vale — Low fire risk: 51/100

Demographics

Bellmount Forest rents higher ($420/wk vs $300/wk); Bellmount Forest has higher household incomes ($146,224 vs $110,500).

Bellmount Forest Lade Vale
Population 120 158
+32% vs other
Population trend (2016 → 2021) +5.3% +23.4%
Median age 49 48
Median household income $146,224/yr
+24% vs other
 $110,500/yr
Median weekly rent $420/wk
+29% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Bellmount Forest Lade Vale
0-4 3.3% / 3.2%
Bellmount Forest — 0-4: 3.3% Lade Vale — 0-4: 3.2%
5-14 15.0% / 13.3%
Bellmount Forest — 5-14: 15.0% Lade Vale — 5-14: 13.3%
15-19 5.0% / 5.7%
Bellmount Forest — 15-19: 5.0% Lade Vale — 15-19: 5.7%
20-24 2.5% / —
Bellmount Forest — 20-24: 2.5% Lade Vale — 20-24: not among its largest
25-34 2.5% / 12.7%
Bellmount Forest — 25-34: 2.5% Lade Vale — 25-34: 12.7%
35-44 5.0% / 10.1%
Bellmount Forest — 35-44: 5.0% Lade Vale — 35-44: 10.1%
45-54 20.8% / 12.7%
Bellmount Forest — 45-54: 20.8% Lade Vale — 45-54: 12.7%
55-64 20.0% / 17.7%
Bellmount Forest — 55-64: 20.0% Lade Vale — 55-64: 17.7%
65-74 13.3% / 13.3%
Bellmount Forest — 65-74: 13.3% Lade Vale — 65-74: 13.3%
75-84 7.5% / 6.3%
Bellmount Forest — 75-84: 7.5% Lade Vale — 75-84: 6.3%
85+ — / 1.9%
Bellmount Forest — 85+: not among its largest Lade Vale — 85+: 1.9%

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%
Lade Vale 56.7% couple families
Lade Vale — Couple Families: 56.7% Lade Vale — Lone Person: 33.3% Lade Vale — One Parent Families: 10.0%
Couple Families Lone Person One Parent Families

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%
Lade Vale 16.0% renting
Lade Vale — Owned Outright: 44.0% Lade Vale — Mortgage: 40.0% Lade Vale — Renting: 16.0%
Owned outright Mortgage Renting

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 Lade Vale
England 9.2% / 7.6%
Bellmount Forest — England: 9.2% Lade Vale — England: 7.6%
Canada 4.2% / —
Bellmount Forest — Canada: 4.2% Lade Vale — Canada: not among its largest
New Zealand — / 1.9%
Bellmount Forest — New Zealand: not among its largest Lade Vale — New Zealand: 1.9%

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

Qualifications

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

Bellmount Forest Lade Vale
Certificate III & IV 15.8% / 15.8%
Bellmount Forest — Certificate III & IV: 15.8% Lade Vale — Certificate III & IV: 15.8%
Bachelor Degree 13.3% / 17.7%
Bellmount Forest — Bachelor Degree: 13.3% Lade Vale — Bachelor Degree: 17.7%
Postgraduate Degree 13.3% / 5.1%
Bellmount Forest — Postgraduate Degree: 13.3% Lade Vale — Postgraduate Degree: 5.1%
Advanced Diploma / Diploma 7.5% / 7.0%
Bellmount Forest — Advanced Diploma / Diploma: 7.5% Lade Vale — Advanced Diploma / Diploma: 7.0%
Graduate Diploma / Certificate 3.3% / 3.2%
Bellmount Forest — Graduate Diploma / Certificate: 3.3% Lade Vale — Graduate Diploma / Certificate: 3.2%

Bars are drawn against the largest share shown (17.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bellmount Forest 100.0% houses
Bellmount Forest — Houses: 100.0%
Lade Vale 100.0% houses
Lade Vale — Houses: 100.0%
Houses

Property market

Bellmount Forest Lade Vale
Median house price — $900,000
Median unit price —
same for both
Median land price — $20,198

Zoning mix

Bellmount Forest Lade Vale
Rural and farming 100% 98%
Infrastructure and transport 0% 1%
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 Lade Vale
New dwellings approved 121
across Yass Valley
 44
across Upper Lachlan
Approvals change year on year +14% +175%

Ranking within NSW

Bellmount Forest Lade Vale
House price — Higher than 43% of NSW
Income Higher than 94% of NSW Higher than 76% of NSW
Schools —
same for both
Walkability Higher than 15% of NSW Higher than 47% of NSW
Affordability — Higher than 78% of NSW
EV adoption Higher than 81% of NSW
same for both
NBN connectivity Higher than 8% of NSW Higher than 12% of NSW

Liveability

Bellmount Forest Lade Vale
Grade —
same for both
Score —
same for both
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Bellmount Forest carries more crime risk (59 vs 20); Lade Vale carries more bushfire risk (49 vs 22).

Bellmount Forest Lade Vale
Bushfire Low
22/100
 Moderate
49/100
Crime Moderate
59/100
 Low
20/100
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 Lade Vale
Inside the suburb 0
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Amenities in the suburb

Bellmount Forest Lade Vale
Waterways 17 21

Mobility

Lade Vale sits further from the CBD (260 km vs 257.4 km).

Bellmount Forest Lade Vale
Walkability score 0/100 5/100
Distance to Sydney 257.4 km 260 km
+1% vs other
Drive time (normal traffic) 170 min
same for both
Electric vehicle share 1.0%
postcode 2581
same for both
Rooftop solar per 100 dwellings 67
postcode 2581
same for both

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 Lade Vale
Car (driver) 65.6% / 62.9%
Bellmount Forest — Car (driver): 65.6% Lade Vale — Car (driver): 62.9%
Worked from Home 27.9% / 37.1%
Bellmount Forest — Worked from Home: 27.9% Lade Vale — Worked from Home: 37.1%
Car (passenger) 6.6% / —
Bellmount Forest — Car (passenger): 6.6% Lade Vale — Car (passenger): not among its largest

Bars are drawn against the largest share shown (65.6%).

Setting

Bellmount Forest Lade Vale
Elevation 662 m
above sea level, at the suburb centre
 593 m
above sea level, at the suburb centre

NBN connectivity

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

Council rates

Bellmount Forest Lade Vale
Average residential rate $1,162/yr $636/yr
Council Yass Valley Upper Lachlan

Federal electorate

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

First Home Owner Grant

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

Tags

Bellmount Forest

Rural

Lade Vale

Affordable Rural

More comparisons

Other comparisons with Bellmount Forest

Bellmount Forest vs Gundaroo Bellmount Forest vs Gunning Bellmount Forest vs Yass River

Other comparisons with Lade Vale

Lade Vale vs Gunning Lade Vale vs Yass River Lade Vale vs Manton Lade Vale vs Dalton Lade Vale vs Jerrawa Lade Vale vs Oolong
Full data on Bellmount Forest Full data on Lade Vale
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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