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Red Cliffs vs Mambourin vs Morphett Vale — 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. Red Cliffs

    VIC · 3496
    54Average
    Median
    $400k
    5y growth
    13.0%/yr
    GrowthStable entry point

  2. Mambourin

    VIC · 3024
    61Strong
    Median
    $574k
    5y growth
    11.7%/yr
    GrowthStable but fully priced

  3. Morphett Vale

    SA · 5162
    56Average
    Median
    $595k
    5y growth
    10.5%/yr
    GrowthStable but fully priced

Metric breakdown

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

Metric · weight
Red Cliffs
Mambourin
Morphett Vale
Capital growth (5y)
weight 22%
10013.0%/yr
10011.7%/yr
10010.5%/yr
Rental yield
weight 13%
623.1%
663.3%
522.6%
Rental demand
weight 10%
402.4%
651.4%
701.2%
Population growth
weight 12%
787.8%
787.8%
656.5%
Income growth
weight 12%
5213.0%
6416.0%
6015.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
3333% under cap
44% under cap
11% under cap
Supply tightening
weight 8%
25+5.0% YoY
80-6.0% YoY
70-4.0% YoY

Winner per dimension

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

  1. Red Cliffs

    1/8
    • Affordability

  2. Mambourin

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

  3. Morphett Vale

    1/8
    • Rental demand

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

Why Mambourin

Stable but fully priced

11.7%/yr capital growth, listings tightening 6.0% YoY.

Drivers
  • Capital growth11.7%/yr
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Rental yield3.3%
Risks
  • At top of budget (96% of cap)
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub23.7 kmApproved · 2033

Why Morphett Vale

Stable but fully priced

10.5%/yr capital growth, tight 1.2% vacancy.

Drivers
  • Capital growth10.5%/yr
  • Tight rentals1.2%
  • Supply tightening-4.0% YoY
  • Population growth+6.5% (5y)
Risks
  • At top of budget (99% of cap)
  • No major construction project in this state