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Numurkah vs Morwell vs Sunnycliffs — 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. Numurkah

    VIC · 3636
    38Below trend
    Median
    $288k
    5y growth
    2.8%/yr
    YieldThin market · ~5k residents

  2. Morwell

    VIC · 3840
    55Average
    Median
    $314k
    5y growth
    11.9%/yr
    GrowthStable entry point

  3. Sunnycliffs

    VIC · 3496
    39Below trend
    Median
    $289k
    5y growth
    4.7%/yr
    YieldThin market · illiquid

Metric breakdown

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

Metric · weight
Numurkah
Morwell
Sunnycliffs
Capital growth (5y)
weight 22%
282.8%/yr
10011.9%/yr
474.7%/yr
Rental yield
weight 13%
763.8%
713.6%
884.4%
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%
2828% under cap
2121% under cap
2828% 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. Numurkah

    1/8
    • Affordability

  2. Morwell

    1/8
    • Capital growth (5y)

  3. Sunnycliffs

    1/8
    • Rental yield

Why Numurkah

Thin market · ~5k residents

population +7.8% (5y), 3.8% gross yield.

Drivers
  • Population growth+7.8% (5y)
  • Rental yield3.8%
Risks
  • Only 4,604 residents — illiquid, slow to sell
  • Modest 5y growth (2.8%/yr)

Construction ·North East Link — Bulleen189.9 kmConstruction · 2028

Why Morwell

Stable entry point

11.9%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth11.9%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.6%
Risks
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley116.0 kmConstruction · 2035

Why Sunnycliffs

Thin market · illiquid

4.4% gross yield, population +7.8% (5y).

Drivers
  • Rental yield4.4%
  • Population growth+7.8% (5y)
Risks
  • Only 0 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub455.9 kmApproved · 2033