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Noarlunga vs Stawell vs Red Cliffs — 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. Stawell

    VIC · 3380
    56Average
    Median
    $315k
    5y growth
    10.8%/yr
    GrowthStable entry · room to scale

  3. Red Cliffs

    VIC · 3496
    54Average
    Median
    $400k
    5y growth
    13.0%/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
Stawell
Red Cliffs
Capital growth (5y)
weight 22%
10010.8%/yr
10010.8%/yr
10013.0%/yr
Rental yield
weight 13%
884.4%
693.5%
623.1%
Rental demand
weight 10%
701.2%
402.4%
402.4%
Population growth
weight 12%
656.5%
787.8%
787.8%
Income growth
weight 12%
6015.0%
5213.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
99% under cap
4848% under cap
3333% under cap
Supply tightening
weight 8%
70-4.0% 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. Noarlunga

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

  2. Stawell

    1/8
    • Affordability

  3. Red Cliffs

    0/8

    No outright lead on any single dimension.

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 Stawell

Stable entry · room to scale

10.8%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth10.8%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.5%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub198.9 kmApproved · 2033

Why Red Cliffs

Stable entry point

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

Drivers
  • Capital growth13.0%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.1%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub454.0 kmApproved · 2033