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Elizabeth vs Portland vs Kyabram — which is best for rental demand?

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. Elizabeth

    SA · 5112
    57Average
    Median
    $445k
    5y growth
    11.8%/yr
    GrowthStable entry point

  2. Portland

    VIC · 3305
    50Average
    Median
    $390k
    5y growth
    8.0%/yr
    BalancedStable entry point

  3. Kyabram

    VIC · 3619
    50Average
    Median
    $485k
    5y growth
    13.0%/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
Elizabeth
Portland
Kyabram
Capital growth (5y)
weight 22%
10011.8%/yr
808.0%/yr
10013.0%/yr
Rental yield
weight 13%
542.7%
673.3%
472.4%
Rental demand
weight 10%
681.3%
402.4%
402.4%
Population growth
weight 12%
656.5%
787.8%
787.8%
Income growth
weight 12%
5614.0%
5213.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
1111% under cap
2222% under cap
33% under cap
Supply tightening
weight 8%
75-5.0% 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. Elizabeth

    3/8
    • Rental demand
    • Income growth
    • Supply tightening

  2. Portland

    2/8
    • Rental yield
    • Affordability

  3. Kyabram

    0/8

    No outright lead on any single dimension.

Why Elizabeth

Stable entry point

11.8%/yr capital growth, listings tightening 5.0% YoY.

Drivers
  • Capital growth11.8%/yr
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
Risks
  • No major construction project in this state

Why Portland

Stable entry point

8.0%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth8.0%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.3%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub289.6 kmApproved · 2033

Why Kyabram

Stable but fully priced

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

Drivers
  • Capital growth13.0%/yr
  • Population growth+7.8% (5y)
Risks
  • At top of budget (97% of cap)
  • Thin gross yield (2.4%)

Construction ·North East Link — Bulleen162.0 kmConstruction · 2028