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Selby vs Stawell vs Ararat — 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. Selby

    VIC · 3159
    54Average
    Median
    $870k
    5y growth
    7.7%/yr
    GrowthStable but fully priced

  2. Stawell

    VIC · 3380
    58Average
    Median
    $315k
    5y growth
    10.8%/yr
    GrowthStable entry · room to scale

  3. Ararat

    VIC · 3377
    57Average
    Median
    $330k
    5y growth
    8.9%/yr
    BalancedStable entry · room to scale

Metric breakdown

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

Metric · weight
Selby
Stawell
Ararat
Capital growth (5y)
weight 22%
777.7%/yr
10010.8%/yr
898.9%/yr
Rental yield
weight 13%
482.4%
693.5%
793.9%
Rental demand
weight 10%
681.3%
402.4%
402.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
6416.0%
5213.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
33% under cap
6565% under cap
6363% under cap
Supply tightening
weight 8%
80-6.0% YoY
25+5.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Selby

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

  2. Stawell

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

  3. Ararat

    1/8
    • Rental yield

Why Selby

Stable but fully priced

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

Drivers
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Capital growth7.7%/yr
  • Tight rentals1.3%
Risks
  • At top of budget (97% of cap)
  • Thin gross yield (2.4%)

Construction ·Suburban Rail Loop East — Glen Waverley18.3 kmConstruction · 2035

Why Stawell

Stable entry · room to scale

10.8%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth10.8%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.5%
  • Budget headroom65% under cap
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub198.9 kmApproved · 2033

Why Ararat

Stable entry · room to scale

8.9%/yr capital growth, 3.9% gross yield.

Drivers
  • Capital growth8.9%/yr
  • Rental yield3.9%
  • Population growth+7.8% (5y)
  • Budget headroom63% under cap
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub176.5 kmApproved · 2033