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Lower Macdonald vs Caulfield East vs Red Cliffs — 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. Lower Macdonald

    NSW · 2775
    56Average
    Median
    $195k
    5y growth
    5.0%/yr
    YieldStable entry · room to scale

  2. Caulfield East

    VIC · 3145
    46Average
    Median
    $320k
    5y growth
    -10.3%/yr
    YieldLate-cycle hold

  3. Red Cliffs

    VIC · 3496
    52Average
    Median
    $400k
    5y growth
    13.0%/yr
    GrowthStable but fully priced

Metric breakdown

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

Metric · weight
Lower Macdonald
Caulfield East
Red Cliffs
Capital growth (5y)
weight 22%
505.0%/yr
0-10.3%/yr
10013.0%/yr
Rental yield
weight 13%
1008.3%
1005.2%
623.1%
Rental demand
weight 10%
681.3%
651.4%
402.4%
Population growth
weight 12%
656.5%
787.8%
787.8%
Income growth
weight 12%
6416.0%
7619.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
5151% under cap
2020% under cap
0Over cap
Supply tightening
weight 8%
75-5.0% YoY
80-6.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Lower Macdonald

    2/8
    • Rental demand
    • Affordability

  2. Caulfield East

    2/8
    • Income growth
    • Supply tightening

  3. Red Cliffs

    1/8
    • Capital growth (5y)

Why Lower Macdonald

Stable entry · room to scale

8.3% gross yield, listings tightening 5.0% YoY.

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

Construction ·Sydney Metro West — Parramatta50.2 kmConstruction · 2030

Why Caulfield East

Late-cycle hold

5.2% gross yield, listings tightening 6.0% YoY.

Drivers
  • Rental yield5.2%
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Income growth+19.0% (5y)
Risks
  • Modest 5y growth (-10.3%/yr)
  • No major construction project in this state

Construction ·Metro Tunnel — Anzac Station7.5 kmRecently completed · 2025

Why Red Cliffs

Stable but fully priced

13.0%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth13.0%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.1%
Risks
  • At top of budget (100% of cap)
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub454.0 kmApproved · 2033