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Merbein vs Kerang vs Portland — 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. Merbein

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

  2. Kerang

    VIC · 3579
    48Average
    Median
    $265k
    5y growth
    9.3%/yr
    BalancedThin market · ~4k residents

  3. Portland

    VIC · 3305
    48Average
    Median
    $390k
    5y growth
    8.0%/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
Merbein
Kerang
Portland
Capital growth (5y)
weight 22%
10011.2%/yr
939.3%/yr
808.0%/yr
Rental yield
weight 13%
613.1%
783.9%
673.3%
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%
1111% under cap
3434% under cap
33% 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. Merbein

    1/8
    • Capital growth (5y)

  2. Kerang

    2/8
    • Rental yield
    • Affordability

  3. Portland

    0/8

    No outright lead on any single dimension.

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

Why Kerang

Thin market · ~4k residents

9.3%/yr capital growth, 3.9% gross yield.

Drivers
  • Capital growth9.3%/yr
  • Rental yield3.9%
  • Population growth+7.8% (5y)
Risks
  • Only 3,960 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub241.3 kmApproved · 2033

Why Portland

Stable but fully priced

8.0%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth8.0%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.3%
Risks
  • At top of budget (98% of cap)
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub289.6 kmApproved · 2033