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Red Cliffs vs Epsom vs Morphett Vale — 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. Red Cliffs

    VIC · 3496
    55Average
    Median
    $400k
    5y growth
    13.0%/yr
    GrowthStable entry · room to scale

  2. Epsom

    VIC · 3551
    52Average
    Median
    $585k
    5y growth
    9.5%/yr
    GrowthStable entry point

  3. Morphett Vale

    SA · 5162
    57Average
    Median
    $595k
    5y growth
    10.5%/yr
    GrowthStable entry point

Metric breakdown

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

Metric · weight
Red Cliffs
Epsom
Morphett Vale
Capital growth (5y)
weight 22%
10013.0%/yr
959.5%/yr
10010.5%/yr
Rental yield
weight 13%
623.1%
603.0%
522.6%
Rental demand
weight 10%
402.4%
402.4%
701.2%
Population growth
weight 12%
787.8%
787.8%
656.5%
Income growth
weight 12%
5213.0%
5213.0%
6015.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
4343% under cap
1616% under cap
1515% under cap
Supply tightening
weight 8%
25+5.0% YoY
25+5.0% YoY
70-4.0% YoY

Winner per dimension

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

  1. Red Cliffs

    2/8
    • Rental yield
    • Affordability

  2. Epsom

    0/8

    No outright lead on any single dimension.

  3. Morphett Vale

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

Why Red Cliffs

Stable entry · room to scale

13.0%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth13.0%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.1%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub454.0 kmApproved · 2033

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 Morphett Vale

Stable entry point

10.5%/yr capital growth, tight 1.2% vacancy.

Drivers
  • Capital growth10.5%/yr
  • Tight rentals1.2%
  • Supply tightening-4.0% YoY
  • Population growth+6.5% (5y)
Risks
  • No major construction project in this state