Back to results

Red Cliffs vs Pearcedale vs Mooroopna — which is best for rental demand?

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. Red Cliffs

    VIC · 3496
    58Average
    Median
    $400k
    5y growth
    13.0%/yr
    GrowthStable entry · room to scale

  2. Pearcedale

    VIC · 3912
    58Average
    Median
    $1.02M
    5y growth
    9.2%/yr
    GrowthGrowth-led, low cashflow

  3. Mooroopna

    VIC · 3629
    58Average
    Median
    $395k
    5y growth
    9.8%/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
Red Cliffs
Pearcedale
Mooroopna
Capital growth (5y)
weight 22%
10013.0%/yr
929.2%/yr
989.8%/yr
Rental yield
weight 13%
623.1%
412.0%
663.3%
Rental demand
weight 10%
402.4%
681.3%
402.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
6416.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
7373% under cap
3232% under cap
7474% under cap
Supply tightening
weight 8%
25+5.0% YoY
80-6.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Red Cliffs

    1/8
    • Capital growth (5y)

  2. Pearcedale

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

  3. Mooroopna

    2/8
    • Rental yield
    • Affordability

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)
  • Budget headroom73% under cap
  • Rental yield3.1%
Risks
  • No major construction project in this state

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

Why Pearcedale

Growth-led, low cashflow

9.2%/yr capital growth, listings tightening 6.0% YoY.

Drivers
  • Capital growth9.2%/yr
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Tight rentals1.3%
Risks
  • Thin gross yield (2.0%)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Cheltenham30.2 kmConstruction · 2035

Why Mooroopna

Stable entry · room to scale

9.8%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth9.8%/yr
  • Population growth+7.8% (5y)
  • Budget headroom74% under cap
  • Rental yield3.3%
Risks
  • No major construction project in this state

Construction ·North East Link — Bulleen156.2 kmConstruction · 2028