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Horsham vs Stawell vs Nhill — 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. Stawell

    VIC · 3380
    54Average
    Median
    $315k
    5y growth
    10.8%/yr
    GrowthStable entry point

  3. Nhill

    VIC · 3418
    38Below trend
    Median
    $330k
    5y growth
    19.2%/yr
    GrowthThin market · ~2k residents

Metric breakdown

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

Metric · weight
Horsham
Stawell
Nhill
Capital growth (5y)
weight 22%
262.6%/yr
10010.8%/yr
10019.2%/yr
Rental yield
weight 13%
834.2%
693.5%
633.2%
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
2121% under cap
1818% 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

    2/8
    • Rental yield
    • Affordability

  2. Stawell

    0/8

    No outright lead on any single dimension.

  3. Nhill

    0/8

    No outright lead on any single dimension.

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 Stawell

Stable entry point

10.8%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth10.8%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.5%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub198.9 kmApproved · 2033

Why Nhill

Thin market · ~2k residents

19.2%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth19.2%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.2%
Risks
  • Only 2,401 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub325.2 kmApproved · 2033