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Avoca vs Penshurst vs Numurkah — which is best for growth?

Same eight metrics, scored against the same benchmark, ranked against a $300kbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Avoca

    VIC · 3467
    25Below trend
    Median
    $270k
    5y growth
    4.2%/yr
    YieldThin market · ~1.4k residents

  2. Penshurst

    VIC · 3289
    29Below trend
    Median
    $265k
    5y growth
    9.9%/yr
    GrowthThin market · ~0.7k residents

  3. Numurkah

    VIC · 3636
    36Below trend
    Median
    $288k
    5y growth
    2.8%/yr
    YieldThin market · ~5k residents

Metric breakdown

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

Metric · weight
Avoca
Penshurst
Numurkah
Capital growth (5y)
weight 22%
424.2%/yr
999.9%/yr
282.8%/yr
Rental yield
weight 13%
814.0%
693.4%
763.8%
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%
1010% under cap
1212% under cap
44% 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. Avoca

    1/8
    • Rental yield

  2. Penshurst

    2/8
    • Capital growth (5y)
    • Affordability

  3. Numurkah

    0/8

    No outright lead on any single dimension.

Why Avoca

Thin market · ~1.4k residents

4.0% gross yield, population +7.8% (5y).

Drivers
  • Rental yield4.0%
  • Population growth+7.8% (5y)
Risks
  • Only 1,356 residents — illiquid, slow to sell
  • At top of budget (90% of cap)

Construction ·Melbourne Airport Rail — Sunshine Hub145.7 kmApproved · 2033

Why Penshurst

Thin market · ~0.7k residents

9.9%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth9.9%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.4%
Risks
  • Only 677 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub224.0 kmApproved · 2033

Why Numurkah

Thin market · ~5k residents

population +7.8% (5y), 3.8% gross yield.

Drivers
  • Population growth+7.8% (5y)
  • Rental yield3.8%
Risks
  • Only 4,604 residents — illiquid, slow to sell
  • At top of budget (96% of cap)

Construction ·North East Link — Bulleen189.9 kmConstruction · 2028