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Benalla vs Bunyip — which is best for rental demand?

Same eight metrics, scored against the same benchmark, ranked against a $900kbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Benalla

    VIC · 3671
    53Average
    Median
    $445k
    5y growth
    8.9%/yr
    GrowthStable entry · room to scale

  2. Bunyip

    VIC · 3815
    54Average
    Median
    $705k
    5y growth
    7.1%/yr
    GrowthGrowth-led, low cashflow

Metric breakdown

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

Metric · weight
Benalla
Bunyip
Capital growth (5y)
weight 22%
898.9%/yr
717.1%/yr
Rental yield
weight 13%
582.9%
472.4%
Rental demand
weight 10%
402.4%
681.3%
Population growth
weight 12%
787.8%
787.8%
Income growth
weight 12%
5213.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
Affordability
weight 8%
5151% under cap
2222% under cap
Supply tightening
weight 8%
25+5.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Benalla

    3/8
    • Capital growth (5y)
    • Rental yield
    • Affordability

  2. Bunyip

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

Why Benalla

Stable entry · room to scale

8.9%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth8.9%/yr
  • Population growth+7.8% (5y)
Risks
  • No major construction project in this state

Construction ·North East Link — Bulleen157.2 kmConstruction · 2028

Why Bunyip

Growth-led, low cashflow

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

Drivers
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Capital growth7.1%/yr
  • Tight rentals1.3%
Risks
  • Thin gross yield (2.4%)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley54.3 kmConstruction · 2035