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Kyabram vs Eaglehawk vs Mambourin — 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. Kyabram

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

  2. Eaglehawk

    VIC · 3556
    53Average
    Median
    $545k
    5y growth
    11.1%/yr
    GrowthStable entry point

  3. Mambourin

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

Metric breakdown

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

Metric · weight
Kyabram
Eaglehawk
Mambourin
Capital growth (5y)
weight 22%
10013.0%/yr
10011.1%/yr
10011.7%/yr
Rental yield
weight 13%
472.4%
512.5%
663.3%
Rental demand
weight 10%
402.4%
402.4%
651.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
5213.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
3939% under cap
3232% under cap
2828% under cap
Supply tightening
weight 8%
25+5.0% YoY
25+5.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Kyabram

    1/8
    • Affordability

  2. Eaglehawk

    0/8

    No outright lead on any single dimension.

  3. Mambourin

    4/8
    • Rental yield
    • Rental demand
    • Income growth
    • Supply tightening

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 Eaglehawk

Stable entry point

11.1%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth11.1%/yr
  • Population growth+7.8% (5y)
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub129.6 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