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Frankston North vs Armadale vs Red Cliffs — 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. Frankston North

    VIC · 3200
    53Average
    Median
    $591k
    5y growth
    6.9%/yr
    BalancedStable but fully priced

  2. Armadale

    WA · 6112
    62Strong
    Median
    $545k
    5y growth
    11.8%/yr
    GrowthStable but fully priced

  3. Red Cliffs

    VIC · 3496
    54Average
    Median
    $400k
    5y growth
    13.0%/yr
    GrowthStable entry point

Metric breakdown

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

Metric · weight
Frankston North
Armadale
Red Cliffs
Capital growth (5y)
weight 22%
696.9%/yr
10011.8%/yr
10013.0%/yr
Rental yield
weight 13%
552.8%
522.6%
623.1%
Rental demand
weight 10%
681.3%
701.2%
402.4%
Population growth
weight 12%
787.8%
10012.6%
787.8%
Income growth
weight 12%
6416.0%
6416.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
22% under cap
99% under cap
3333% under cap
Supply tightening
weight 8%
80-6.0% YoY
70-4.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Frankston North

    1/8
    • Supply tightening

  2. Armadale

    2/8
    • Rental demand
    • Population growth

  3. Red Cliffs

    2/8
    • Rental yield
    • Affordability

Why Frankston North

Stable but fully priced

listings tightening 6.0% YoY, population +7.8% (5y).

Drivers
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Capital growth6.9%/yr
  • Tight rentals1.3%
Risks
  • At top of budget (99% of cap)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Cheltenham19.7 kmConstruction · 2035

Why Armadale

Stable but fully priced

11.8%/yr capital growth, population +12.6% (5y).

Drivers
  • Capital growth11.8%/yr
  • Population growth+12.6% (5y)
  • Tight rentals1.2%
  • Supply tightening-4.0% YoY
Risks
  • At top of budget (91% of cap)
  • No major construction project in this state

Why Red Cliffs

Stable entry point

13.0%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth13.0%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.1%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub454.0 kmApproved · 2033