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Paradise Beach vs Kerang vs Sea Lake — 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. Paradise Beach

    VIC · 3851
    25Below trend
    Median
    $270k
    5y growth
    6.2%/yr
    BalancedThin market · ~0.2k residents

  2. Kerang

    VIC · 3579
    47Average
    Median
    $265k
    5y growth
    9.3%/yr
    BalancedThin market · ~4k residents

  3. Sea Lake

    VIC · 3533
    32Below trend
    Median
    $160k
    5y growth
    9.9%/yr
    BalancedThin market · ~0.6k residents

Metric breakdown

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

Metric · weight
Paradise Beach
Kerang
Sea Lake
Capital growth (5y)
weight 22%
626.2%/yr
939.3%/yr
999.9%/yr
Rental yield
weight 13%
743.7%
783.9%
914.5%
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
4747% 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. Paradise Beach

    0/8

    No outright lead on any single dimension.

  2. Kerang

    0/8

    No outright lead on any single dimension.

  3. Sea Lake

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

Why Paradise Beach

Thin market · ~0.2k residents

population +7.8% (5y), 3.7% gross yield.

Drivers
  • Population growth+7.8% (5y)
  • Rental yield3.7%
  • Capital growth6.2%/yr
Risks
  • Only 172 residents — illiquid, slow to sell
  • At top of budget (90% of cap)

Construction ·Suburban Rail Loop East — Glen Waverley199.2 kmConstruction · 2035

Why Kerang

Thin market · ~4k residents

9.3%/yr capital growth, 3.9% gross yield.

Drivers
  • Capital growth9.3%/yr
  • Rental yield3.9%
  • Population growth+7.8% (5y)
Risks
  • Only 3,960 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub241.3 kmApproved · 2033

Why Sea Lake

Thin market · ~0.6k residents

9.9%/yr capital growth, 4.5% gross yield.

Drivers
  • Capital growth9.9%/yr
  • Rental yield4.5%
  • Population growth+7.8% (5y)
Risks
  • Only 619 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub309.0 kmApproved · 2033