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Ararat vs Hamilton vs Reynella — which is best for rental demand?

Same eight metrics, scored against the same benchmark, ranked against a $700kbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Ararat

    VIC · 3377
    56Average
    Median
    $330k
    5y growth
    8.9%/yr
    BalancedStable entry · room to scale

  2. Hamilton

    VIC · 3300
    56Average
    Median
    $360k
    5y growth
    11.4%/yr
    GrowthStable entry · room to scale

  3. Reynella

    SA · 5161
    56Average
    Median
    $645k
    5y growth
    9.8%/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
Ararat
Hamilton
Reynella
Capital growth (5y)
weight 22%
898.9%/yr
10011.4%/yr
989.8%/yr
Rental yield
weight 13%
793.9%
683.4%
522.6%
Rental demand
weight 10%
402.4%
402.4%
701.2%
Population growth
weight 12%
787.8%
787.8%
656.5%
Income growth
weight 12%
5213.0%
5213.0%
6015.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
5353% under cap
4949% under cap
88% under cap
Supply tightening
weight 8%
25+5.0% 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. Ararat

    2/8
    • Rental yield
    • Affordability

  2. Hamilton

    1/8
    • Capital growth (5y)

  3. Reynella

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

Why Ararat

Stable entry · room to scale

8.9%/yr capital growth, 3.9% gross yield.

Drivers
  • Capital growth8.9%/yr
  • Rental yield3.9%
  • Population growth+7.8% (5y)
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub176.5 kmApproved · 2033

Why Hamilton

Stable entry · room to scale

11.4%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth11.4%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.4%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub247.3 kmApproved · 2033

Why Reynella

Stable but fully priced

9.8%/yr capital growth, tight 1.2% vacancy.

Drivers
  • Capital growth9.8%/yr
  • Tight rentals1.2%
  • Supply tightening-4.0% YoY
  • Population growth+6.5% (5y)
Risks
  • At top of budget (92% of cap)
  • No major construction project in this state