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Baxter vs Newborough vs Red Cliffs — 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. Baxter

    VIC · 3911
    54Average
    Median
    $775k
    5y growth
    7.9%/yr
    GrowthStable but fully priced

  2. Newborough

    VIC · 3825
    53Average
    Median
    $386k
    5y growth
    8.6%/yr
    GrowthStable entry · room to scale

  3. Red Cliffs

    VIC · 3496
    56Average
    Median
    $400k
    5y growth
    13.0%/yr
    GrowthStable entry · room to scale

Metric breakdown

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

Metric · weight
Baxter
Newborough
Red Cliffs
Capital growth (5y)
weight 22%
797.9%/yr
868.6%/yr
10013.0%/yr
Rental yield
weight 13%
482.4%
623.1%
623.1%
Rental demand
weight 10%
681.3%
402.4%
402.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
6416.0%
5213.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
33% under cap
5252% under cap
5050% under cap
Supply tightening
weight 8%
80-6.0% 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. Baxter

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

  2. Newborough

    1/8
    • Affordability

  3. Red Cliffs

    2/8
    • Capital growth (5y)
    • Rental yield

Why Baxter

Stable but fully priced

listings tightening 6.0% YoY, 7.9%/yr capital growth.

Drivers
  • Supply tightening-6.0% YoY
  • Capital growth7.9%/yr
  • Population growth+7.8% (5y)
  • Tight rentals1.3%
Risks
  • At top of budget (97% of cap)
  • Thin gross yield (2.4%)

Construction ·Suburban Rail Loop East — Cheltenham26.8 kmConstruction · 2035

Why Newborough

Stable entry · room to scale

8.6%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth8.6%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.1%
Risks
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley104.6 kmConstruction · 2035

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