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Highfields vs Armadale vs Munno Para — 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. Highfields

    QLD · 4352
    52Average
    Median
    $700k
    5y growth
    8.5%/yr
    GrowthStable but fully priced

  2. Armadale

    WA · 6112
    63Strong
    Median
    $545k
    5y growth
    11.8%/yr
    GrowthStable entry point

  3. Munno Para

    SA · 5115
    59Average
    Median
    $495k
    5y growth
    11.2%/yr
    GrowthStable entry point

Metric breakdown

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

Metric · weight
Highfields
Armadale
Munno Para
Capital growth (5y)
weight 22%
858.5%/yr
10011.8%/yr
10011.2%/yr
Rental yield
weight 13%
613.0%
522.6%
562.8%
Rental demand
weight 10%
452.2%
701.2%
681.3%
Population growth
weight 12%
10010.0%
10012.6%
656.5%
Income growth
weight 12%
5213.0%
6416.0%
5614.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
0Over cap
2222% under cap
2929% under cap
Supply tightening
weight 8%
30+4.0% YoY
70-4.0% YoY
75-5.0% YoY

Winner per dimension

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

  1. Highfields

    1/8
    • Rental yield

  2. Armadale

    2/8
    • Rental demand
    • Income growth

  3. Munno Para

    2/8
    • Affordability
    • Supply tightening

Why Highfields

Stable but fully priced

population +10.0% (5y), 8.5%/yr capital growth.

Drivers
  • Population growth+10.0% (5y)
  • Capital growth8.5%/yr
  • Rental yield3.0%
Risks
  • At top of budget (100% of cap)
  • No major construction project in this state

Construction ·Cross River Rail — Roma Street105.6 kmConstruction · 2026

Why Armadale

Stable entry point

11.8%/yr capital growth, population +12.6% (5y).

Drivers
  • Capital growth11.8%/yr
  • Population growth+12.6% (5y)
  • Tight rentals1.2%
  • Supply tightening-4.0% YoY
Risks
  • No major construction project in this state

Why Munno Para

Stable entry point

11.2%/yr capital growth, listings tightening 5.0% YoY.

Drivers
  • Capital growth11.2%/yr
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
Risks
  • No major construction project in this state