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St Arnaud vs Numurkah vs Angus — 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. St Arnaud

    VIC · 3478
    30Below trend
    Median
    $200k
    5y growth
    2.7%/yr
    YieldThin market · ~2k residents

  2. Numurkah

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

  3. Angus

    NSW · 2765
    54Average
    Median
    $225k
    5y growth
    5.0%/yr
    YieldStable entry point

Metric breakdown

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

Metric · weight
St Arnaud
Numurkah
Angus
Capital growth (5y)
weight 22%
272.7%/yr
282.8%/yr
505.0%/yr
Rental yield
weight 13%
984.9%
763.8%
1008.1%
Rental demand
weight 10%
402.4%
402.4%
681.3%
Population growth
weight 12%
787.8%
787.8%
656.5%
Income growth
weight 12%
5213.0%
5213.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
3333% under cap
44% under cap
2525% under cap
Supply tightening
weight 8%
25+5.0% YoY
25+5.0% YoY
75-5.0% YoY

Winner per dimension

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

  1. St Arnaud

    1/8
    • Affordability

  2. Numurkah

    0/8

    No outright lead on any single dimension.

  3. Angus

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

Why St Arnaud

Thin market · ~2k residents

4.9% gross yield, population +7.8% (5y).

Drivers
  • Rental yield4.9%
  • Population growth+7.8% (5y)
Risks
  • Only 2,318 residents — illiquid, slow to sell
  • Modest 5y growth (2.7%/yr)

Construction ·Melbourne Airport Rail — Sunshine Hub190.5 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

Why Angus

Stable entry point

8.1% gross yield, listings tightening 5.0% YoY.

Drivers
  • Rental yield8.1%
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
Risks
  • No major construction project in this state

Construction ·M12 Motorway19.5 kmConstruction · 2026