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Kangaroo Flat vs Mambourin vs Baxter — 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. Kangaroo Flat

    VIC · 3555
    53Average
    Median
    $555k
    5y growth
    10.3%/yr
    GrowthStable entry point

  2. Mambourin

    VIC · 3024
    63Strong
    Median
    $574k
    5y growth
    11.7%/yr
    GrowthStable entry point

  3. Baxter

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

Metric breakdown

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

Metric · weight
Kangaroo Flat
Mambourin
Baxter
Capital growth (5y)
weight 22%
10010.3%/yr
10011.7%/yr
797.9%/yr
Rental yield
weight 13%
532.7%
663.3%
482.4%
Rental demand
weight 10%
402.4%
651.4%
681.3%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
6416.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
3131% under cap
2828% under cap
33% under cap
Supply tightening
weight 8%
25+5.0% YoY
80-6.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Kangaroo Flat

    1/8
    • Affordability

  2. Mambourin

    1/8
    • Rental yield

  3. Baxter

    1/8
    • Rental demand

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

Why Mambourin

Stable entry point

11.7%/yr capital growth, listings tightening 6.0% YoY.

Drivers
  • Capital growth11.7%/yr
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Rental yield3.3%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub23.7 kmApproved · 2033

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