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Moe vs Morwell vs Baxter — which is best for rental demand?

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. Moe

    VIC · 3825
    57Average
    Median
    $339k
    5y growth
    10.1%/yr
    GrowthStable entry · room to scale

  2. Morwell

    VIC · 3840
    58Average
    Median
    $314k
    5y growth
    11.9%/yr
    GrowthStable entry · room to scale

  3. Baxter

    VIC · 3911
    56Average
    Median
    $775k
    5y growth
    7.9%/yr
    GrowthGrowth-led, low cashflow

Metric breakdown

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

Metric · weight
Moe
Morwell
Baxter
Capital growth (5y)
weight 22%
10010.1%/yr
10011.9%/yr
797.9%/yr
Rental yield
weight 13%
613.1%
713.6%
482.4%
Rental demand
weight 10%
402.4%
402.4%
681.3%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
5213.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
6666% under cap
6969% under cap
2222% under cap
Supply tightening
weight 8%
25+5.0% YoY
25+5.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Moe

    0/8

    No outright lead on any single dimension.

  2. Morwell

    2/8
    • Rental yield
    • Affordability

  3. Baxter

    3/8
    • Rental demand
    • Income growth
    • Supply tightening

Why Moe

Stable entry · room to scale

10.1%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth10.1%/yr
  • Population growth+7.8% (5y)
  • Budget headroom66% under cap
  • Rental yield3.1%
Risks
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley101.9 kmConstruction · 2035

Why Morwell

Stable entry · room to scale

11.9%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth11.9%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.6%
  • Budget headroom69% under cap
Risks
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley116.0 kmConstruction · 2035

Why Baxter

Growth-led, low cashflow

listings tightening 6.0% YoY, 7.9%/yr capital growth.

Drivers
  • Supply tightening-6.0% YoY
  • Capital growth7.9%/yr
  • Population growth+7.8% (5y)
  • Tight rentals1.3%
Risks
  • Thin gross yield (2.4%)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Cheltenham26.8 kmConstruction · 2035