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Epsom vs Junction Village vs Benalla — 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. Junction Village

    VIC · 3977
    64Strong
    Median
    $480k
    5y growth
    12.4%/yr
    GrowthStable entry point

  3. Benalla

    VIC · 3671
    52Average
    Median
    $445k
    5y growth
    8.9%/yr
    GrowthStable entry point

Metric breakdown

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

Metric · weight
Epsom
Junction Village
Benalla
Capital growth (5y)
weight 22%
959.5%/yr
10012.4%/yr
898.9%/yr
Rental yield
weight 13%
603.0%
713.5%
582.9%
Rental demand
weight 10%
402.4%
681.3%
402.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
6416.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
1616% under cap
3131% under cap
3636% under cap
Supply tightening
weight 8%
25+5.0% YoY
80-6.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Epsom

    0/8

    No outright lead on any single dimension.

  2. Junction Village

    5/8
    • Capital growth (5y)
    • Rental yield
    • Rental demand
    • Income growth
    • Supply tightening

  3. Benalla

    1/8
    • Affordability

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 Junction Village

Stable entry point

12.4%/yr capital growth, listings tightening 6.0% YoY.

Drivers
  • Capital growth12.4%/yr
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Rental yield3.5%
Risks
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Cheltenham27.5 kmConstruction · 2035

Why Benalla

Stable entry point

8.9%/yr capital growth, population +7.8% (5y).

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

Construction ·North East Link — Bulleen157.2 kmConstruction · 2028