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Churchill vs Kangaroo Flat vs Red Cliffs — which is best for yield?

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. Churchill

    VIC · 3842
    57Average
    Median
    $345k
    5y growth
    13.3%/yr
    GrowthThin market · ~5k residents

  2. Kangaroo Flat

    VIC · 3555
    54Average
    Median
    $555k
    5y growth
    10.3%/yr
    GrowthStable entry · room to scale

  3. Red Cliffs

    VIC · 3496
    56Average
    Median
    $400k
    5y growth
    13.0%/yr
    GrowthStable entry · room to scale

Metric breakdown

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

Metric · weight
Churchill
Kangaroo Flat
Red Cliffs
Capital growth (5y)
weight 22%
10013.3%/yr
10010.3%/yr
10013.0%/yr
Rental yield
weight 13%
693.5%
532.7%
623.1%
Rental demand
weight 10%
402.4%
402.4%
402.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
5213.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
6666% under cap
4444% under cap
6060% under cap
Supply tightening
weight 8%
25+5.0% YoY
25+5.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Churchill

    2/8
    • Rental yield
    • Affordability

  2. Kangaroo Flat

    0/8

    No outright lead on any single dimension.

  3. Red Cliffs

    0/8

    No outright lead on any single dimension.

Why Churchill

Thin market · ~5k residents

13.3%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth13.3%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.5%
  • Budget headroom66% under cap
Risks
  • Only 4,924 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley120.0 kmConstruction · 2035

Why Kangaroo Flat

Stable entry · room to scale

10.3%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth10.3%/yr
  • Population growth+7.8% (5y)
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub123.5 kmApproved · 2033

Why Red Cliffs

Stable entry · room to scale

13.0%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth13.0%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.1%
  • Budget headroom60% under cap
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub454.0 kmApproved · 2033