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Highfields vs Hamilton vs Gawler — 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. Hamilton

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

  3. Gawler

    SA · 5118
    57Average
    Median
    $545k
    5y growth
    10.5%/yr
    GrowthGrowth-led, low cashflow

Metric breakdown

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

Metric · weight
Highfields
Hamilton
Gawler
Capital growth (5y)
weight 22%
858.5%/yr
10011.4%/yr
10010.5%/yr
Rental yield
weight 13%
613.0%
683.4%
462.3%
Rental demand
weight 10%
452.2%
402.4%
681.3%
Population growth
weight 12%
10010.0%
787.8%
656.5%
Income growth
weight 12%
5213.0%
5213.0%
5614.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
0Over cap
4949% under cap
2222% under cap
Supply tightening
weight 8%
30+4.0% YoY
25+5.0% YoY
75-5.0% YoY

Winner per dimension

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

  1. Highfields

    1/8
    • Population growth

  2. Hamilton

    2/8
    • Rental yield
    • Affordability

  3. Gawler

    3/8
    • Rental demand
    • Income growth
    • 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 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 Gawler

Growth-led, low cashflow

10.5%/yr capital growth, listings tightening 5.0% YoY.

Drivers
  • Capital growth10.5%/yr
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
Risks
  • Thin gross yield (2.3%)
  • No major construction project in this state