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Numurkah vs Lower Macdonald vs Sunnycliffs — which is best for rental demand?

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. Numurkah

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

  2. Lower Macdonald

    NSW · 2775
    55Average
    Median
    $195k
    5y growth
    5.0%/yr
    YieldStable entry point

  3. Sunnycliffs

    VIC · 3496
    37Below trend
    Median
    $289k
    5y growth
    4.7%/yr
    YieldThin market · illiquid

Metric breakdown

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

Metric · weight
Numurkah
Lower Macdonald
Sunnycliffs
Capital growth (5y)
weight 22%
282.8%/yr
505.0%/yr
474.7%/yr
Rental yield
weight 13%
763.8%
1008.3%
884.4%
Rental demand
weight 10%
402.4%
681.3%
402.4%
Population growth
weight 12%
787.8%
656.5%
787.8%
Income growth
weight 12%
5213.0%
6416.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
44% under cap
3535% under cap
44% under cap
Supply tightening
weight 8%
25+5.0% YoY
75-5.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Numurkah

    0/8

    No outright lead on any single dimension.

  2. Lower Macdonald

    6/8
    • Capital growth (5y)
    • Rental yield
    • Rental demand
    • Income growth
    • Affordability
    • Supply tightening

  3. Sunnycliffs

    0/8

    No outright lead on any single dimension.

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

Why Lower Macdonald

Stable entry point

8.3% gross yield, listings tightening 5.0% YoY.

Drivers
  • Rental yield8.3%
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
Risks
  • No major construction project in this state

Construction ·Sydney Metro West — Parramatta50.2 kmConstruction · 2030

Why Sunnycliffs

Thin market · illiquid

4.4% gross yield, population +7.8% (5y).

Drivers
  • Rental yield4.4%
  • Population growth+7.8% (5y)
Risks
  • Only 0 residents — illiquid, slow to sell
  • At top of budget (96% of cap)

Construction ·Melbourne Airport Rail — Sunshine Hub455.9 kmApproved · 2033