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Korumburra vs Kerang vs Moe — 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. Korumburra

    VIC · 3950
    48Average
    Median
    $495k
    5y growth
    9.1%/yr
    GrowthThin market · ~5k residents

  2. Kerang

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

  3. Moe

    VIC · 3825
    54Average
    Median
    $339k
    5y growth
    10.1%/yr
    GrowthStable entry point

Metric breakdown

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

Metric · weight
Korumburra
Kerang
Moe
Capital growth (5y)
weight 22%
919.1%/yr
939.3%/yr
10010.1%/yr
Rental yield
weight 13%
572.8%
783.9%
613.1%
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%
11% under cap
4747% under cap
3232% 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. Korumburra

    0/8

    No outright lead on any single dimension.

  2. Kerang

    2/8
    • Rental yield
    • Affordability

  3. Moe

    1/8
    • Capital growth (5y)

Why Korumburra

Thin market · ~5k residents

9.1%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth9.1%/yr
  • Population growth+7.8% (5y)
Risks
  • Only 4,749 residents — illiquid, slow to sell
  • At top of budget (99% of cap)

Construction ·Suburban Rail Loop East — Clayton83.3 kmConstruction · 2035

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

Why Moe

Stable entry point

10.1%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth10.1%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.1%
Risks
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley101.9 kmConstruction · 2035