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Highfields vs Salisbury vs Elizabeth — 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. Salisbury

    SA · 5108
    57Average
    Median
    $545k
    5y growth
    10.8%/yr
    GrowthGrowth-led, low cashflow

  3. Elizabeth

    SA · 5112
    59Average
    Median
    $445k
    5y growth
    11.8%/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
Salisbury
Elizabeth
Capital growth (5y)
weight 22%
858.5%/yr
10010.8%/yr
10011.8%/yr
Rental yield
weight 13%
613.0%
502.5%
542.7%
Rental demand
weight 10%
452.2%
681.3%
681.3%
Population growth
weight 12%
10010.0%
656.5%
656.5%
Income growth
weight 12%
5213.0%
5614.0%
5614.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
0Over cap
2222% under cap
3636% under cap
Supply tightening
weight 8%
30+4.0% YoY
75-5.0% YoY
75-5.0% YoY

Winner per dimension

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

  1. Highfields

    2/8
    • Rental yield
    • Population growth

  2. Salisbury

    0/8

    No outright lead on any single dimension.

  3. Elizabeth

    1/8
    • 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 Salisbury

Growth-led, low cashflow

10.8%/yr capital growth, listings tightening 5.0% YoY.

Drivers
  • Capital growth10.8%/yr
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
Risks
  • Thin gross yield (2.5%)
  • No major construction project in this state

Why Elizabeth

Stable entry point

11.8%/yr capital growth, listings tightening 5.0% YoY.

Drivers
  • Capital growth11.8%/yr
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
Risks
  • No major construction project in this state