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Kyabram vs Kangaroo Flat vs Macgregor — 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. Kangaroo Flat

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

  3. Macgregor

    ACT · 2615
    58Average
    Median
    $695k
    5y growth
    8.2%/yr
    BalancedStable entry point

Metric breakdown

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

Metric · weight
Kyabram
Kangaroo Flat
Macgregor
Capital growth (5y)
weight 22%
10013.0%/yr
10010.3%/yr
828.2%/yr
Rental yield
weight 13%
472.4%
532.7%
693.5%
Rental demand
weight 10%
402.4%
402.4%
651.4%
Population growth
weight 12%
787.8%
787.8%
919.1%
Income growth
weight 12%
5213.0%
5213.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
3939% under cap
3131% under cap
1313% under cap
Supply tightening
weight 8%
25+5.0% YoY
25+5.0% YoY
65-3.0% YoY

Winner per dimension

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

  1. Kyabram

    1/8
    • Affordability

  2. Kangaroo Flat

    0/8

    No outright lead on any single dimension.

  3. Macgregor

    5/8
    • Rental yield
    • Rental demand
    • Population growth
    • 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 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 Macgregor

Stable entry point

population +9.1% (5y), 8.2%/yr capital growth.

Drivers
  • Population growth+9.1% (5y)
  • Capital growth8.2%/yr
  • Rental yield3.5%
  • Tight rentals1.4%
Risks
  • No major construction project in this state