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Newborough vs Angus 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. Newborough

    VIC · 3825
    49Average
    Median
    $386k
    5y growth
    8.6%/yr
    GrowthStable but fully priced

  2. Angus

    NSW · 2765
    56Average
    Median
    $225k
    5y growth
    5.0%/yr
    YieldStable entry · room to scale

  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
Newborough
Angus
Robinvale
Capital growth (5y)
weight 22%
868.6%/yr
505.0%/yr
646.4%/yr
Rental yield
weight 13%
623.1%
1008.1%
733.6%
Rental demand
weight 10%
402.4%
681.3%
402.4%
Population growth
weight 12%
787.8%
656.5%
787.8%
Income growth
weight 12%
5213.0%
6416.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
44% under cap
4444% under cap
2121% under cap
Supply tightening
weight 8%
25+5.0% YoY
75-5.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Newborough

    1/8
    • Capital growth (5y)

  2. Angus

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

  3. Robinvale

    0/8

    No outright lead on any single dimension.

Why Newborough

Stable but fully priced

8.6%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth8.6%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.1%
Risks
  • At top of budget (96% of cap)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley104.6 kmConstruction · 2035

Why Angus

Stable entry · room to scale

8.1% gross yield, listings tightening 5.0% YoY.

Drivers
  • Rental yield8.1%
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
Risks
  • No major construction project in this state

Construction ·M12 Motorway19.5 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