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Red Cliffs vs Nhill vs Orbost — 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. Red Cliffs

    VIC · 3496
    52Average
    Median
    $400k
    5y growth
    13.0%/yr
    GrowthStable but fully priced

  2. Nhill

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

  3. Orbost

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

Metric breakdown

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

Metric · weight
Red Cliffs
Nhill
Orbost
Capital growth (5y)
weight 22%
10013.0%/yr
10019.2%/yr
10013.5%/yr
Rental yield
weight 13%
623.1%
633.2%
562.8%
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%
0Over cap
1818% under cap
1313% 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. Red Cliffs

    0/8

    No outright lead on any single dimension.

  2. Nhill

    2/8
    • Rental yield
    • Affordability

  3. Orbost

    0/8

    No outright lead on any single dimension.

Why Red Cliffs

Stable but fully priced

13.0%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth13.0%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.1%
Risks
  • At top of budget (100% of cap)
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub454.0 kmApproved · 2033

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 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