Back to results

Dandenong vs Kyabram vs Kangaroo Flat — which is best for growth?

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. Dandenong

    VIC · 3175
    52Average
    Median
    $745k
    5y growth
    6.9%/yr
    GrowthStable but fully priced

  2. Kyabram

    VIC · 3619
    53Average
    Median
    $485k
    5y growth
    13.0%/yr
    GrowthGrowth-led, low cashflow

  3. Kangaroo Flat

    VIC · 3555
    53Average
    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
Dandenong
Kyabram
Kangaroo Flat
Capital growth (5y)
weight 22%
696.9%/yr
10013.0%/yr
10010.3%/yr
Rental yield
weight 13%
452.2%
472.4%
532.7%
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%
77% under cap
3939% under cap
3131% 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. Dandenong

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

  2. Kyabram

    1/8
    • Affordability

  3. Kangaroo Flat

    1/8
    • Rental yield

Why Dandenong

Stable but fully priced

listings tightening 6.0% YoY, population +7.8% (5y).

Drivers
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Capital growth6.9%/yr
  • Tight rentals1.3%
Risks
  • At top of budget (93% of cap)
  • Thin gross yield (2.2%)

Construction ·Suburban Rail Loop East — Clayton10.8 kmConstruction · 2035

Why Kyabram

Growth-led, low cashflow

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

Drivers
  • Capital growth13.0%/yr
  • Population growth+7.8% (5y)
Risks
  • Thin gross yield (2.4%)
  • No major construction project in this state

Construction ·North East Link — Bulleen162.0 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