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Henley vs Fortitude Valley — which is best for yield?

Same eight metrics, scored against the same benchmark, ranked against a $1.50Mbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Henley

    SA · 5022
    59Average
    Median
    $1.15M
    5y growth
    8.5%/yr
    BalancedStable entry point

  2. Fortitude Valley

    QLD · 4006
    63Strong
    Median
    $1.40M
    5y growth
    8.7%/yr
    GrowthStable but fully priced

Metric breakdown

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

Metric · weight
Henley
Fortitude Valley
Capital growth (5y)
weight 22%
858.5%/yr
878.7%/yr
Rental yield
weight 13%
763.8%
301.5%
Rental demand
weight 10%
701.2%
681.3%
Population growth
weight 12%
656.5%
10010.0%
Income growth
weight 12%
6416.0%
8020.0%
Construction pipeline
weight 15%
0–
32$1.6bn
Affordability
weight 8%
2424% under cap
77% under cap
Supply tightening
weight 8%
75-5.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Henley

    3/8
    • Rental yield
    • Rental demand
    • Affordability

  2. Fortitude Valley

    5/8
    • Capital growth (5y)
    • Population growth
    • Income growth
    • Construction pipeline
    • Supply tightening

Why Henley

Stable entry point

8.5%/yr capital growth, 3.8% gross yield.

Drivers
  • Capital growth8.5%/yr
  • Rental yield3.8%
  • Supply tightening-5.0% YoY
  • Tight rentals1.2%
Risks
  • No major construction project in this state

Why Fortitude Valley

Stable but fully priced

population +10.0% (5y), 8.7%/yr capital growth.

Drivers
  • Population growth+10.0% (5y)
  • Capital growth8.7%/yr
  • Income growth+20.0% (5y)
  • Supply tightening-6.0% YoY
Risks
  • At top of budget (93% of cap)
  • Thin gross yield (1.5%)

Construction ·Cross River Rail — Roma Street1.9 kmConstruction · 2026