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Newborough vs Shepparton vs Wodonga — 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. Newborough

    VIC · 3825
    50Average
    Median
    $386k
    5y growth
    8.6%/yr
    GrowthStable entry point

  2. Shepparton

    VIC · 3630
    52Average
    Median
    $480k
    5y growth
    11.2%/yr
    GrowthStable but fully priced

  3. Wodonga

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

Metric breakdown

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

Metric · weight
Newborough
Shepparton
Wodonga
Capital growth (5y)
weight 22%
868.6%/yr
10011.2%/yr
797.9%/yr
Rental yield
weight 13%
623.1%
592.9%
603.0%
Rental demand
weight 10%
402.4%
402.4%
701.2%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
5213.0%
8822.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
2323% under cap
44% under cap
33% under cap
Supply tightening
weight 8%
25+5.0% YoY
25+5.0% YoY
90-8.0% YoY

Winner per dimension

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

  1. Newborough

    2/8
    • Rental yield
    • Affordability

  2. Shepparton

    1/8
    • Capital growth (5y)

  3. Wodonga

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

Why Newborough

Stable entry point

8.6%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth8.6%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.1%
Risks
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley104.6 kmConstruction · 2035

Why Shepparton

Stable but fully priced

11.2%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth11.2%/yr
  • Population growth+7.8% (5y)
Risks
  • At top of budget (96% of cap)
  • No major construction project in this state

Construction ·North East Link — Bulleen156.9 kmConstruction · 2028

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