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Kerang vs Epsom vs Longwarry — 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. Kerang

    VIC · 3579
    50Average
    Median
    $265k
    5y growth
    9.3%/yr
    BalancedThin market · ~4k residents

  2. Epsom

    VIC · 3551
    51Average
    Median
    $585k
    5y growth
    9.5%/yr
    GrowthStable but fully priced

  3. Longwarry

    VIC · 3816
    53Average
    Median
    $550k
    5y growth
    6.3%/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
Kerang
Epsom
Longwarry
Capital growth (5y)
weight 22%
939.3%/yr
959.5%/yr
636.3%/yr
Rental yield
weight 13%
783.9%
603.0%
623.1%
Rental demand
weight 10%
402.4%
402.4%
681.3%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
5213.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
5656% under cap
33% under cap
88% under cap
Supply tightening
weight 8%
25+5.0% YoY
25+5.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Kerang

    2/8
    • Rental yield
    • Affordability

  2. Epsom

    1/8
    • Capital growth (5y)

  3. Longwarry

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

Why Kerang

Thin market · ~4k residents

9.3%/yr capital growth, 3.9% gross yield.

Drivers
  • Capital growth9.3%/yr
  • Rental yield3.9%
  • Population growth+7.8% (5y)
Risks
  • Only 3,960 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub241.3 kmApproved · 2033

Why Epsom

Stable but fully priced

9.5%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth9.5%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.0%
Risks
  • At top of budget (98% of cap)
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub129.1 kmApproved · 2033

Why Longwarry

Stable but fully priced

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

Drivers
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Tight rentals1.3%
  • Income growth+16.0% (5y)
Risks
  • At top of budget (92% of cap)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley58.6 kmConstruction · 2035