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Hamilton vs Rockingham vs Salisbury — 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. Hamilton

    VIC · 3300
    56Average
    Median
    $360k
    5y growth
    11.4%/yr
    GrowthStable entry · room to scale

  2. Rockingham

    WA · 6168
    61Strong
    Median
    $595k
    5y growth
    11.4%/yr
    GrowthStable but fully priced

  3. Salisbury

    SA · 5108
    56Average
    Median
    $545k
    5y growth
    10.8%/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
Hamilton
Rockingham
Salisbury
Capital growth (5y)
weight 22%
10011.4%/yr
10011.4%/yr
10010.8%/yr
Rental yield
weight 13%
683.4%
522.6%
502.5%
Rental demand
weight 10%
402.4%
701.2%
681.3%
Population growth
weight 12%
787.8%
10012.6%
656.5%
Income growth
weight 12%
5213.0%
6416.0%
5614.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
4040% under cap
11% under cap
99% under cap
Supply tightening
weight 8%
25+5.0% YoY
70-4.0% YoY
75-5.0% YoY

Winner per dimension

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

  1. Hamilton

    2/8
    • Rental yield
    • Affordability

  2. Rockingham

    3/8
    • Rental demand
    • Population growth
    • Income growth

  3. Salisbury

    1/8
    • Supply tightening

Why Hamilton

Stable entry · room to scale

11.4%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth11.4%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.4%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub247.3 kmApproved · 2033

Why Rockingham

Stable but fully priced

11.4%/yr capital growth, population +12.6% (5y).

Drivers
  • Capital growth11.4%/yr
  • Population growth+12.6% (5y)
  • Tight rentals1.2%
  • Supply tightening-4.0% YoY
Risks
  • At top of budget (99% of cap)
  • No major construction project in this state

Why Salisbury

Stable but fully priced

10.8%/yr capital growth, listings tightening 5.0% YoY.

Drivers
  • Capital growth10.8%/yr
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
Risks
  • At top of budget (91% of cap)
  • Thin gross yield (2.5%)