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Lower Macdonald vs Hay vs Robinvale — which is best for yield?

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. Hay

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

  3. Robinvale

    VIC · 3549
    39Below trend
    Median
    $315k
    5y growth
    6.4%/yr
    BalancedThin market · ~3k residents

Metric breakdown

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

Metric · weight
Lower Macdonald
Hay
Robinvale
Capital growth (5y)
weight 22%
505.0%/yr
505.0%/yr
646.4%/yr
Rental yield
weight 13%
1008.3%
502.5%
733.6%
Rental demand
weight 10%
681.3%
352.6%
402.4%
Population growth
weight 12%
656.5%
656.5%
787.8%
Income growth
weight 12%
6416.0%
5213.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
5151% under cap
99% under cap
2121% under cap
Supply tightening
weight 8%
75-5.0% YoY
20+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

    5/8
    • Rental yield
    • Rental demand
    • Income growth
    • Affordability
    • Supply tightening

  2. Hay

    0/8

    No outright lead on any single dimension.

  3. Robinvale

    2/8
    • Capital growth (5y)
    • Population growth

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 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 Robinvale

Thin market · ~3k residents

population +7.8% (5y), 3.6% gross yield.

Drivers
  • Population growth+7.8% (5y)
  • Rental yield3.6%
  • Capital growth6.4%/yr
Risks
  • Only 3,497 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub400.5 kmApproved · 2033