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Darwin vs Alice Springs vs Nightcliff — which is best for yield?

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. Darwin

    NT · 0800
    44Below trend
    Median
    $745k
    5y growth
    3.8%/yr
    YieldLate-cycle hold

  2. Alice Springs

    NT · 0870
    22Below trend
    Median
    $545k
    5y growth
    4.4%/yr
    BalancedThin market · ~0.2k residents

  3. Nightcliff

    NT · 0810
    39Below trend
    Median
    $745k
    5y growth
    4.0%/yr
    BalancedGrowth-led, low cashflow

Metric breakdown

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

Metric · weight
Darwin
Alice Springs
Nightcliff
Capital growth (5y)
weight 22%
383.8%/yr
444.4%/yr
404.0%/yr
Rental yield
weight 13%
1005.4%
603.0%
492.4%
Rental demand
weight 10%
382.5%
402.4%
452.2%
Population growth
weight 12%
717.1%
717.1%
717.1%
Income growth
weight 12%
4812.0%
4010.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
1717% under cap
3939% under cap
1717% under cap
Supply tightening
weight 8%
40+2.0% YoY
30+4.0% YoY
45+1.0% YoY

Winner per dimension

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

  1. Darwin

    1/8
    • Rental yield

  2. Alice Springs

    2/8
    • Capital growth (5y)
    • Affordability

  3. Nightcliff

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

Why Darwin

Late-cycle hold

5.4% gross yield, population +7.1% (5y).

Drivers
  • Rental yield5.4%
  • Population growth+7.1% (5y)
Risks
  • Modest 5y growth (3.8%/yr)
  • No major construction project in this state

Why Alice Springs

Thin market · ~0.2k residents

population +7.1% (5y), 3.0% gross yield.

Drivers
  • Population growth+7.1% (5y)
Risks
  • Only 231 residents — illiquid, slow to sell
  • No major construction project in this state

Why Nightcliff

Growth-led, low cashflow

population +7.1% (5y), incomes +13.0% (5y).

Drivers
  • Population growth+7.1% (5y)
Risks
  • Thin gross yield (2.4%)
  • No major construction project in this state