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Orbost vs Nhill vs Donald — 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. Orbost

    VIC · 3888
    36Below trend
    Median
    $350k
    5y growth
    13.5%/yr
    GrowthThin market · ~2k residents

  2. Nhill

    VIC · 3418
    38Below trend
    Median
    $330k
    5y growth
    19.2%/yr
    GrowthThin market · ~2k residents

  3. Donald

    VIC · 3480
    34Below trend
    Median
    $240k
    5y growth
    12.1%/yr
    GrowthThin market · ~1.5k residents

Metric breakdown

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

Metric · weight
Orbost
Nhill
Donald
Capital growth (5y)
weight 22%
10013.5%/yr
10019.2%/yr
10012.1%/yr
Rental yield
weight 13%
562.8%
633.2%
783.9%
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%
1313% under cap
1818% under cap
4040% 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. Orbost

    0/8

    No outright lead on any single dimension.

  2. Nhill

    0/8

    No outright lead on any single dimension.

  3. Donald

    2/8
    • Rental yield
    • Affordability

Why Orbost

Thin market · ~2k residents

13.5%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth13.5%/yr
  • Population growth+7.8% (5y)
Risks
  • Only 2,264 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley290.7 kmConstruction · 2035

Why Nhill

Thin market · ~2k residents

19.2%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth19.2%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.2%
Risks
  • Only 2,401 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub325.2 kmApproved · 2033

Why Donald

Thin market · ~1.5k residents

12.1%/yr capital growth, 3.9% gross yield.

Drivers
  • Capital growth12.1%/yr
  • Rental yield3.9%
  • Population growth+7.8% (5y)
Risks
  • Only 1,472 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub227.5 kmApproved · 2033