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Mooroopna vs Caulfield East vs Kerang — 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. Mooroopna

    VIC · 3629
    52Average
    Median
    $395k
    5y growth
    9.8%/yr
    GrowthStable but fully priced

  2. Caulfield East

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

  3. Kerang

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

Metric breakdown

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

Metric · weight
Mooroopna
Caulfield East
Kerang
Capital growth (5y)
weight 22%
989.8%/yr
0-10.3%/yr
939.3%/yr
Rental yield
weight 13%
663.3%
1005.2%
783.9%
Rental demand
weight 10%
402.4%
651.4%
402.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
7619.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
11% under cap
2020% under cap
3434% under cap
Supply tightening
weight 8%
25+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. Mooroopna

    1/8
    • Capital growth (5y)

  2. Caulfield East

    4/8
    • Rental yield
    • Rental demand
    • Income growth
    • Supply tightening

  3. Kerang

    1/8
    • Affordability

Why Mooroopna

Stable but fully priced

9.8%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth9.8%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.3%
Risks
  • At top of budget (99% of cap)
  • No major construction project in this state

Construction ·North East Link — Bulleen156.2 kmConstruction · 2028

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 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