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Wodonga vs Moe vs Noarlunga — 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. Wodonga

    VIC · 3689
    61Strong
    Median
    $485k
    5y growth
    7.9%/yr
    BalancedStable entry point

  2. Moe

    VIC · 3825
    55Average
    Median
    $339k
    5y growth
    10.1%/yr
    GrowthStable entry · room to scale

  3. Noarlunga

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

Metric breakdown

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

Metric · weight
Wodonga
Moe
Noarlunga
Capital growth (5y)
weight 22%
797.9%/yr
10010.1%/yr
10010.8%/yr
Rental yield
weight 13%
603.0%
613.1%
884.4%
Rental demand
weight 10%
701.2%
402.4%
701.2%
Population growth
weight 12%
787.8%
787.8%
656.5%
Income growth
weight 12%
8822.0%
5213.0%
6015.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
1919% under cap
4444% under cap
99% under cap
Supply tightening
weight 8%
90-8.0% YoY
25+5.0% YoY
70-4.0% YoY

Winner per dimension

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

  1. Wodonga

    2/8
    • Income growth
    • Supply tightening

  2. Moe

    1/8
    • Affordability

  3. Noarlunga

    1/8
    • Rental yield

Why Wodonga

Stable entry point

listings tightening 8.0% YoY, incomes +22.0% (5y).

Drivers
  • Supply tightening-8.0% YoY
  • Income growth+22.0% (5y)
  • Capital growth7.9%/yr
  • Population growth+7.8% (5y)
Risks
  • No major construction project in this state

Construction ·North East Link — Bulleen243.4 kmConstruction · 2028

Why Moe

Stable entry · room to scale

10.1%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth10.1%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.1%
Risks
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley101.9 kmConstruction · 2035

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