Back to results

Elizabeth vs Wodonga vs Kerang — 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. Wodonga

    VIC · 3689
    60Strong
    Median
    $485k
    5y growth
    7.9%/yr
    BalancedStable but fully priced

  3. Kerang

    VIC · 3579
    49Average
    Median
    $265k
    5y growth
    9.3%/yr
    BalancedThin market · ~4k residents

Metric breakdown

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

Metric · weight
Elizabeth
Wodonga
Kerang
Capital growth (5y)
weight 22%
10011.8%/yr
797.9%/yr
939.3%/yr
Rental yield
weight 13%
542.7%
603.0%
783.9%
Rental demand
weight 10%
681.3%
701.2%
402.4%
Population growth
weight 12%
656.5%
787.8%
787.8%
Income growth
weight 12%
5614.0%
8822.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
1111% under cap
33% under cap
4747% under cap
Supply tightening
weight 8%
75-5.0% YoY
90-8.0% YoY
25+5.0% YoY

Winner per dimension

Where each suburb leads the field, with the count of dimensions won.

  1. Elizabeth

    1/8
    • Capital growth (5y)

  2. Wodonga

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

  3. Kerang

    2/8
    • Rental yield
    • Affordability

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 Wodonga

Stable but fully priced

listings tightening 8.0% YoY, incomes +22.0% (5y).

Drivers
  • Supply tightening-8.0% YoY
  • Income growth+22.0% (5y)
  • Capital growth7.9%/yr
  • Population growth+7.8% (5y)
Risks
  • At top of budget (97% of cap)
  • No major construction project in this state

Construction ·North East Link — Bulleen243.4 kmConstruction · 2028

Why Kerang

Thin market · ~4k residents

9.3%/yr capital growth, 3.9% gross yield.

Drivers
  • Capital growth9.3%/yr
  • Rental yield3.9%
  • Population growth+7.8% (5y)
Risks
  • Only 3,960 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub241.3 kmApproved · 2033