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Kyabram vs Kangaroo Flat vs Newborough — 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. Kangaroo Flat

    VIC · 3555
    51Average
    Median
    $555k
    5y growth
    10.3%/yr
    GrowthStable but fully priced

  3. Newborough

    VIC · 3825
    51Average
    Median
    $386k
    5y growth
    8.6%/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
Kangaroo Flat
Newborough
Capital growth (5y)
weight 22%
10013.0%/yr
10010.3%/yr
868.6%/yr
Rental yield
weight 13%
472.4%
532.7%
623.1%
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
77% under cap
3636% 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. Kangaroo Flat

    0/8

    No outright lead on any single dimension.

  3. Newborough

    2/8
    • Rental yield
    • 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 Kangaroo Flat

Stable but fully priced

10.3%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth10.3%/yr
  • Population growth+7.8% (5y)
Risks
  • At top of budget (93% of cap)
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub123.5 kmApproved · 2033

Why Newborough

Stable entry point

8.6%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth8.6%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.1%
Risks
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley104.6 kmConstruction · 2035