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Bunbury vs Shepparton vs Moe — which is best for rental demand?

Same eight metrics, scored against the same benchmark, ranked against a $600kbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Bunbury

    WA · 6230
    51Average
    Median
    $545k
    5y growth
    9.8%/yr
    GrowthThin market · ~4k residents

  2. Shepparton

    VIC · 3630
    53Average
    Median
    $480k
    5y growth
    11.2%/yr
    GrowthStable entry point

  3. Moe

    VIC · 3825
    55Average
    Median
    $339k
    5y growth
    10.1%/yr
    GrowthStable entry · room to scale

Metric breakdown

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

Metric · weight
Bunbury
Shepparton
Moe
Capital growth (5y)
weight 22%
989.8%/yr
10011.2%/yr
10010.1%/yr
Rental yield
weight 13%
633.1%
592.9%
613.1%
Rental demand
weight 10%
502.0%
402.4%
402.4%
Population growth
weight 12%
10012.6%
787.8%
787.8%
Income growth
weight 12%
6015.0%
5213.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
99% under cap
2020% under cap
4444% under cap
Supply tightening
weight 8%
40+2.0% 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. Bunbury

    5/8
    • Rental yield
    • Rental demand
    • Population growth
    • Income growth
    • Supply tightening

  2. Shepparton

    0/8

    No outright lead on any single dimension.

  3. Moe

    1/8
    • Affordability

Why Bunbury

Thin market · ~4k residents

population +12.6% (5y), 9.8%/yr capital growth.

Drivers
  • Population growth+12.6% (5y)
  • Capital growth9.8%/yr
  • Rental yield3.1%
  • Income growth+15.0% (5y)
Risks
  • Only 3,948 residents — illiquid, slow to sell
  • At top of budget (91% of cap)

Why Shepparton

Stable entry point

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

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

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

Why Moe

Stable entry · room to scale

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