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Ararat vs Morwell vs Reynella — which is best for rental demand?

Same eight metrics, scored against the same benchmark, ranked against a $800kbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Ararat

    VIC · 3377
    56Average
    Median
    $330k
    5y growth
    8.9%/yr
    BalancedStable entry · room to scale

  2. Morwell

    VIC · 3840
    58Average
    Median
    $314k
    5y growth
    11.9%/yr
    GrowthStable entry · room to scale

  3. Reynella

    SA · 5161
    57Average
    Median
    $645k
    5y growth
    9.8%/yr
    GrowthStable entry point

Metric breakdown

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

Metric · weight
Ararat
Morwell
Reynella
Capital growth (5y)
weight 22%
898.9%/yr
10011.9%/yr
989.8%/yr
Rental yield
weight 13%
793.9%
713.6%
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%
5959% under cap
6161% under cap
1919% 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. Ararat

    1/8
    • Rental yield

  2. Morwell

    2/8
    • Capital growth (5y)
    • Affordability

  3. Reynella

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

Why Ararat

Stable entry · room to scale

8.9%/yr capital growth, 3.9% gross yield.

Drivers
  • Capital growth8.9%/yr
  • Rental yield3.9%
  • Population growth+7.8% (5y)
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub176.5 kmApproved · 2033

Why Morwell

Stable entry · room to scale

11.9%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth11.9%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.6%
  • Budget headroom61% under cap
Risks
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley116.0 kmConstruction · 2035

Why Reynella

Stable entry point

9.8%/yr capital growth, tight 1.2% vacancy.

Drivers
  • Capital growth9.8%/yr
  • Tight rentals1.2%
  • Supply tightening-4.0% YoY
  • Population growth+6.5% (5y)
Risks
  • No major construction project in this state