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Benalla vs Stawell vs Maffra — which is best for yield?

Same eight metrics, scored against the same benchmark, ranked against a $500kbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Benalla

    VIC · 3671
    50Average
    Median
    $445k
    5y growth
    8.9%/yr
    GrowthStable entry point
  2. Stawell

    VIC · 3380
    56Average
    Median
    $315k
    5y growth
    10.8%/yr
    GrowthStable entry point
  3. Maffra

    VIC · 3860
    50Average
    Median
    $498k
    5y growth
    14.3%/yr
    GrowthStable but fully priced

Metric breakdown

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

Metric · weight
Benalla
Stawell
Maffra
Capital growth (5y)
weight 22%
898.9%/yr
10010.8%/yr
10014.3%/yr
Rental yield
weight 13%
582.9%
693.5%
522.6%
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%
1111% under cap
3737% under cap
11% 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. Benalla

    0/8

    No outright lead on any single dimension.

  2. Stawell

    2/8
    • Rental yield
    • Affordability
  3. Maffra

    0/8

    No outright lead on any single dimension.

Why Benalla

Stable entry point

8.9%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth8.9%/yr
  • Population growth+7.8% (5y)
Risks
  • No major construction project in this state

Construction ·North East Link — Bulleen157.2 kmConstruction · 2028

Why Stawell

Stable entry point

10.8%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth10.8%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.5%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub198.9 kmApproved · 2033

Why Maffra

Stable but fully priced

14.3%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth14.3%/yr
  • Population growth+7.8% (5y)
Risks
  • At top of budget (100% of cap)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley160.3 kmConstruction · 2035