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Eaglehawk vs Benalla vs Portland — which is best for growth?

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. Eaglehawk

    VIC · 3556
    51Average
    Median
    $545k
    5y growth
    11.1%/yr
    GrowthStable but fully priced

  2. Benalla

    VIC · 3671
    51Average
    Median
    $445k
    5y growth
    8.9%/yr
    GrowthStable entry point

  3. Portland

    VIC · 3305
    51Average
    Median
    $390k
    5y growth
    8.0%/yr
    BalancedStable entry point

Metric breakdown

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

Metric · weight
Eaglehawk
Benalla
Portland
Capital growth (5y)
weight 22%
10011.1%/yr
898.9%/yr
808.0%/yr
Rental yield
weight 13%
512.5%
582.9%
673.3%
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%
99% under cap
2626% under cap
3535% 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. Eaglehawk

    1/8
    • Capital growth (5y)

  2. Benalla

    0/8

    No outright lead on any single dimension.

  3. Portland

    2/8
    • Rental yield
    • Affordability

Why Eaglehawk

Stable but fully priced

11.1%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth11.1%/yr
  • Population growth+7.8% (5y)
Risks
  • At top of budget (91% of cap)
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub129.6 kmApproved · 2033

Why Benalla

Stable entry point

8.9%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth8.9%/yr
  • Population growth+7.8% (5y)
Risks
  • No major construction project in this state

Construction ·North East Link — Bulleen157.2 kmConstruction · 2028

Why Portland

Stable entry point

8.0%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth8.0%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.3%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub289.6 kmApproved · 2033