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Noarlunga vs Shepparton — 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. Noarlunga

    SA · 5168
    62Strong
    Median
    $545k
    5y growth
    10.8%/yr
    BalancedStable but fully priced

  2. 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
Noarlunga
Shepparton
Capital growth (5y)
weight 22%
10010.8%/yr
10011.2%/yr
Rental yield
weight 13%
884.4%
592.9%
Rental demand
weight 10%
701.2%
402.4%
Population growth
weight 12%
656.5%
787.8%
Income growth
weight 12%
6015.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
Affordability
weight 8%
99% under cap
2020% under cap
Supply tightening
weight 8%
70-4.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Noarlunga

    4/8
    • Rental yield
    • Rental demand
    • Income growth
    • Supply tightening

  2. Shepparton

    2/8
    • Population growth
    • Affordability

Why Noarlunga

Stable but fully priced

10.8%/yr capital growth, 4.4% gross yield.

Drivers
  • Capital growth10.8%/yr
  • Rental yield4.4%
  • Tight rentals1.2%
  • Supply tightening-4.0% YoY
Risks
  • At top of budget (91% of cap)
  • No major construction project in this state

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