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Stepney vs Henley — 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. Stepney

    SA · 5069
    53Average
    Median
    $1.25M
    5y growth
    7.8%/yr
    GrowthGrowth-led, low cashflow

  2. Henley

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

Metric breakdown

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

Metric · weight
Stepney
Henley
Capital growth (5y)
weight 22%
787.8%/yr
858.5%/yr
Rental yield
weight 13%
311.5%
763.8%
Rental demand
weight 10%
751.0%
701.2%
Population growth
weight 12%
656.5%
656.5%
Income growth
weight 12%
7218.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
Affordability
weight 8%
1717% under cap
2424% under cap
Supply tightening
weight 8%
80-6.0% YoY
75-5.0% YoY

Winner per dimension

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

  1. Stepney

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

  2. Henley

    3/8
    • Capital growth (5y)
    • Rental yield
    • Affordability

Why Stepney

Growth-led, low cashflow

listings tightening 6.0% YoY, 7.8%/yr capital growth.

Drivers
  • Supply tightening-6.0% YoY
  • Capital growth7.8%/yr
  • Tight rentals1.0%
  • Income growth+18.0% (5y)
Risks
  • Thin gross yield (1.5%)
  • No major construction project in this state

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