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Angus vs Grafton vs Willmot — 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. Angus

    NSW · 2765
    58Average
    Median
    $225k
    5y growth
    5.0%/yr
    YieldStable entry · room to scale

  2. Grafton

    NSW · 2460
    41Below trend
    Median
    $530k
    5y growth
    5.0%/yr
    BalancedWatch supply easing

  3. Willmot

    NSW · 2770
    44Below trend
    Median
    $900k
    5y growth
    5.0%/yr
    BalancedStable but fully priced

Metric breakdown

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

Metric · weight
Angus
Grafton
Willmot
Capital growth (5y)
weight 22%
505.0%/yr
505.0%/yr
505.0%/yr
Rental yield
weight 13%
1008.1%
592.9%
341.7%
Rental demand
weight 10%
681.3%
352.6%
681.3%
Population growth
weight 12%
656.5%
656.5%
656.5%
Income growth
weight 12%
6416.0%
5213.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
7575% under cap
4141% under cap
0Over cap
Supply tightening
weight 8%
75-5.0% YoY
20+6.0% YoY
75-5.0% YoY

Winner per dimension

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

  1. Angus

    2/8
    • Rental yield
    • Affordability

  2. Grafton

    0/8

    No outright lead on any single dimension.

  3. Willmot

    0/8

    No outright lead on any single dimension.

Why Angus

Stable entry · room to scale

8.1% gross yield, listings tightening 5.0% YoY.

Drivers
  • Rental yield8.1%
  • Budget headroom75% under cap
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
Risks
  • No major construction project in this state

Construction ·M12 Motorway19.5 kmConstruction · 2026

Why Grafton

Watch supply easing

population +6.5% (5y), 2.9% gross yield.

Drivers
  • Population growth+6.5% (5y)
Risks
  • Listings up 6.0% YoY — supply easing
  • No major construction project in this state

Construction ·Parramatta Light Rail Stage 2494.3 kmApproved · 2031

Why Willmot

Stable but fully priced

listings tightening 5.0% YoY, tight 1.3% vacancy.

Drivers
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
  • Income growth+16.0% (5y)
Risks
  • At top of budget (100% of cap)
  • Thin gross yield (1.7%)

Construction ·M12 Motorway15.5 kmConstruction · 2026