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Highfields vs Calwell vs Stawell — 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. Calwell

    ACT · 2905
    56Average
    Median
    $695k
    5y growth
    8.2%/yr
    BalancedStable but fully priced

  3. Stawell

    VIC · 3380
    57Average
    Median
    $315k
    5y growth
    10.8%/yr
    GrowthStable entry · room to scale

Metric breakdown

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

Metric · weight
Highfields
Calwell
Stawell
Capital growth (5y)
weight 22%
858.5%/yr
828.2%/yr
10010.8%/yr
Rental yield
weight 13%
613.0%
673.4%
693.5%
Rental demand
weight 10%
452.2%
651.4%
402.4%
Population growth
weight 12%
10010.0%
919.1%
787.8%
Income growth
weight 12%
5213.0%
6015.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
0Over cap
11% under cap
5555% under cap
Supply tightening
weight 8%
30+4.0% YoY
60-2.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Highfields

    1/8
    • Population growth

  2. Calwell

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

  3. Stawell

    3/8
    • Capital growth (5y)
    • Rental yield
    • Affordability

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 Calwell

Stable but fully priced

population +9.1% (5y), 8.2%/yr capital growth.

Drivers
  • Population growth+9.1% (5y)
  • Capital growth8.2%/yr
  • Rental yield3.4%
  • Tight rentals1.4%
Risks
  • At top of budget (99% of cap)
  • No major construction project in this state

Why Stawell

Stable entry · room to scale

10.8%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth10.8%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.5%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub198.9 kmApproved · 2033