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Hay vs Cobram — which is best for growth?

Same eight metrics, scored against the same benchmark, ranked against a $400kbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Hay

    NSW · 2711
    26Below trend
    Median
    $365k
    5y growth
    5.0%/yr
    BalancedThin market · ~2k residents

  2. Cobram

    VIC · 3643
    47Average
    Median
    $389k
    5y growth
    7.4%/yr
    BalancedStable but fully priced

Metric breakdown

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

Metric · weight
Hay
Cobram
Capital growth (5y)
weight 22%
505.0%/yr
747.4%/yr
Rental yield
weight 13%
502.5%
673.3%
Rental demand
weight 10%
352.6%
402.4%
Population growth
weight 12%
656.5%
787.8%
Income growth
weight 12%
5213.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
Affordability
weight 8%
99% under cap
33% under cap
Supply tightening
weight 8%
20+6.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Hay

    1/8
    • Affordability

  2. Cobram

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

Why Hay

Thin market · ~2k residents

population +6.5% (5y), incomes +13.0% (5y).

Drivers
  • Population growth+6.5% (5y)
Risks
  • Only 2,300 residents — illiquid, slow to sell
  • At top of budget (91% of cap)

Construction ·Sydney Metro — Western Sydney Airport546.3 kmConstruction · 2026

Why Cobram

Stable but fully priced

population +7.8% (5y), 7.4%/yr capital growth.

Drivers
  • Population growth+7.8% (5y)
  • Capital growth7.4%/yr
  • Rental yield3.3%
Risks
  • At top of budget (97% of cap)
  • No major construction project in this state

Construction ·North East Link — Bulleen207.0 kmConstruction · 2028