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Epsom vs Ararat vs Wodonga — 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. Epsom

    VIC · 3551
    52Average
    Median
    $585k
    5y growth
    9.5%/yr
    GrowthStable entry point

  2. Ararat

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

  3. Wodonga

    VIC · 3689
    62Strong
    Median
    $485k
    5y growth
    7.9%/yr
    BalancedStable entry point

Metric breakdown

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

Metric · weight
Epsom
Ararat
Wodonga
Capital growth (5y)
weight 22%
959.5%/yr
898.9%/yr
797.9%/yr
Rental yield
weight 13%
603.0%
793.9%
603.0%
Rental demand
weight 10%
402.4%
402.4%
701.2%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
5213.0%
8822.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
1616% under cap
5353% under cap
3131% under cap
Supply tightening
weight 8%
25+5.0% YoY
25+5.0% YoY
90-8.0% YoY

Winner per dimension

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

  1. Epsom

    1/8
    • Capital growth (5y)

  2. Ararat

    2/8
    • Rental yield
    • Affordability

  3. Wodonga

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

Why Epsom

Stable entry point

9.5%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth9.5%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.0%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub129.1 kmApproved · 2033

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 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