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Armadale vs Noarlunga vs Seddon — which is best for infrastructure?

Same eight metrics, scored against the same benchmark, ranked against a $1.00Mbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Armadale

    WA · 6112
    65Strong
    Median
    $545k
    5y growth
    11.8%/yr
    GrowthStable entry · room to scale

  2. Noarlunga

    SA · 5168
    65Strong
    Median
    $545k
    5y growth
    10.8%/yr
    BalancedStable entry · room to scale

  3. Seddon

    VIC · 3011
    55Average
    Median
    $965k
    5y growth
    0.1%/yr
    BalancedStable but fully priced

Metric breakdown

Each row scores 0–100 against a fixed benchmark. The leader on each row is highlighted.

Metric · weight
Armadale
Noarlunga
Seddon
Capital growth (5y)
weight 22%
10011.8%/yr
10010.8%/yr
10.1%/yr
Rental yield
weight 13%
522.6%
884.4%
502.5%
Rental demand
weight 10%
701.2%
701.2%
681.3%
Population growth
weight 12%
10012.6%
656.5%
787.8%
Income growth
weight 12%
6416.0%
6015.0%
8421.0%
Construction pipeline
weight 15%
0–
0–
100$6.8bn
Affordability
weight 8%
4545% under cap
4545% under cap
44% under cap
Supply tightening
weight 8%
70-4.0% YoY
70-4.0% YoY
85-7.0% YoY

Winner per dimension

Where each suburb leads the field, with the count of dimensions won.

  1. Armadale

    1/8
    • Population growth

  2. Noarlunga

    1/8
    • Rental yield

  3. Seddon

    3/8
    • Income growth
    • Construction pipeline
    • Supply tightening

Why Armadale

Stable entry · room to scale

11.8%/yr capital growth, population +12.6% (5y).

Drivers
  • Capital growth11.8%/yr
  • Population growth+12.6% (5y)
  • Tight rentals1.2%
  • Supply tightening-4.0% YoY
Risks
  • No major construction project in this state

Why Noarlunga

Stable entry · room to scale

10.8%/yr capital growth, 4.4% gross yield.

Drivers
  • Capital growth10.8%/yr
  • Rental yield4.4%
  • Tight rentals1.2%
  • Supply tightening-4.0% YoY
Risks
  • No major construction project in this state

Why Seddon

Stable but fully priced

$6.8bn pipeline incl. West Gate Tunnel, listings tightening 7.0% YoY.

Drivers
  • Infrastructure pipeline$6.8bn nearby
  • Supply tightening-7.0% YoY
  • Income growth+21.0% (5y)
  • Population growth+7.8% (5y)
Risks
  • At top of budget (97% of cap)
  • Thin gross yield (2.5%)

Construction ·New Footscray Hospital1.0 kmConstruction · 2026