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Maffra vs Golden Square vs Kyabram — which is best for growth?

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. Maffra

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

  2. Golden Square

    VIC · 3555
    47Average
    Median
    $494k
    5y growth
    7.8%/yr
    BalancedStable but fully priced

  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
Maffra
Golden Square
Kyabram
Capital growth (5y)
weight 22%
10014.3%/yr
787.8%/yr
10013.0%/yr
Rental yield
weight 13%
522.6%
623.1%
472.4%
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
11% under cap
33% 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. Maffra

    0/8

    No outright lead on any single dimension.

  2. Golden Square

    1/8
    • Rental yield

  3. Kyabram

    1/8
    • Affordability

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

Why Golden Square

Stable but fully priced

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

Drivers
  • Population growth+7.8% (5y)
  • Capital growth7.8%/yr
  • Rental yield3.1%
Risks
  • At top of budget (99% of cap)
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub124.5 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