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Horsham vs Numurkah vs Merbein — 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. Horsham

    VIC · 3400
    40Below trend
    Median
    $306k
    5y growth
    2.6%/yr
    YieldLate-cycle hold

  2. Numurkah

    VIC · 3636
    38Below trend
    Median
    $288k
    5y growth
    2.8%/yr
    YieldThin market · ~5k residents

  3. Merbein

    VIC · 3505
    39Below trend
    Median
    $358k
    5y growth
    11.2%/yr
    GrowthThin market · ~3k residents

Metric breakdown

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

Metric · weight
Horsham
Numurkah
Merbein
Capital growth (5y)
weight 22%
262.6%/yr
282.8%/yr
10011.2%/yr
Rental yield
weight 13%
834.2%
763.8%
613.1%
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%
2424% under cap
2828% under cap
1111% 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. Horsham

    1/8
    • Rental yield

  2. Numurkah

    1/8
    • Affordability

  3. Merbein

    1/8
    • Capital growth (5y)

Why Horsham

Late-cycle hold

4.2% gross yield, population +7.8% (5y).

Drivers
  • Rental yield4.2%
  • Population growth+7.8% (5y)
Risks
  • Modest 5y growth (2.6%/yr)
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub262.8 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
  • Modest 5y growth (2.8%/yr)

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

Why Merbein

Thin market · ~3k residents

11.2%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth11.2%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.1%
Risks
  • Only 2,770 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub474.5 kmApproved · 2033