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Kyabram vs Epsom vs Shepparton — which is best for yield?

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. Kyabram

    VIC · 3619
    51Average
    Median
    $485k
    5y growth
    13.0%/yr
    GrowthGrowth-led, low cashflow

  2. Epsom

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

  3. Shepparton

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

Metric breakdown

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

Metric · weight
Kyabram
Epsom
Shepparton
Capital growth (5y)
weight 22%
10013.0%/yr
959.5%/yr
10011.2%/yr
Rental yield
weight 13%
472.4%
603.0%
592.9%
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%
1919% under cap
33% under cap
2020% 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. Kyabram

    0/8

    No outright lead on any single dimension.

  2. Epsom

    1/8
    • Rental yield

  3. Shepparton

    1/8
    • Affordability

Why Kyabram

Growth-led, low cashflow

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

Drivers
  • Capital growth13.0%/yr
  • Population growth+7.8% (5y)
Risks
  • Thin gross yield (2.4%)
  • No major construction project in this state

Construction ·North East Link — Bulleen162.0 kmConstruction · 2028

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 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