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Shepparton vs Benalla vs Kangaroo Flat — which is best for growth?

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. Shepparton

    VIC · 3630
    54Average
    Median
    $480k
    5y growth
    11.2%/yr
    GrowthStable entry point
  2. Benalla

    VIC · 3671
    52Average
    Median
    $445k
    5y growth
    8.9%/yr
    GrowthStable entry point
  3. Kangaroo Flat

    VIC · 3555
    52Average
    Median
    $555k
    5y growth
    10.3%/yr
    GrowthStable entry point

Metric breakdown

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

Metric · weight
Shepparton
Benalla
Kangaroo Flat
Capital growth (5y)
weight 22%
10011.2%/yr
898.9%/yr
10010.3%/yr
Rental yield
weight 13%
592.9%
582.9%
532.7%
Rental demand
weight 10%
402.4%
402.4%
402.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
5213.0%
5213.0%
Construction pipeline
weight 15%
0
0
0
Affordability
weight 8%
3131% under cap
3636% under cap
2121% under cap
Supply tightening
weight 8%
25+5.0% YoY
25+5.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Shepparton

    1/8
    • Rental yield
  2. Benalla

    1/8
    • Affordability
  3. Kangaroo Flat

    0/8

    No outright lead on any single dimension.

Why Shepparton

Stable entry point

11.2%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth11.2%/yr
  • Population growth+7.8% (5y)
Risks
  • No major construction project in this state

Construction ·North East Link — Bulleen156.9 kmConstruction · 2028

Why Benalla

Stable entry point

8.9%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth8.9%/yr
  • Population growth+7.8% (5y)
Risks
  • No major construction project in this state

Construction ·North East Link — Bulleen157.2 kmConstruction · 2028

Why Kangaroo Flat

Stable entry point

10.3%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth10.3%/yr
  • Population growth+7.8% (5y)
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub123.5 kmApproved · 2033