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Bellerive vs Morphett Vale vs Wodonga — which is best for growth?

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. Bellerive

    TAS · 7018
    43Below trend
    Median
    $845k
    5y growth
    6.3%/yr
    BalancedStable but fully priced

  2. Morphett Vale

    SA · 5162
    59Average
    Median
    $595k
    5y growth
    10.5%/yr
    GrowthStable entry point

  3. Wodonga

    VIC · 3689
    63Strong
    Median
    $485k
    5y growth
    7.9%/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
Bellerive
Morphett Vale
Wodonga
Capital growth (5y)
weight 22%
636.3%/yr
10010.5%/yr
797.9%/yr
Rental yield
weight 13%
442.2%
522.6%
603.0%
Rental demand
weight 10%
681.3%
701.2%
701.2%
Population growth
weight 12%
313.1%
656.5%
787.8%
Income growth
weight 12%
5614.0%
6015.0%
8822.0%
Construction pipeline
weight 15%
0$0.0bn
0–
0–
Affordability
weight 8%
66% under cap
3434% under cap
4646% under cap
Supply tightening
weight 8%
75-5.0% YoY
70-4.0% YoY
90-8.0% YoY

Winner per dimension

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

  1. Bellerive

    1/8
    • Construction pipeline

  2. Morphett Vale

    1/8
    • Capital growth (5y)

  3. Wodonga

    5/8
    • Rental yield
    • Population growth
    • Income growth
    • Affordability
    • Supply tightening

Why Bellerive

Stable but fully priced

listings tightening 5.0% YoY, tight 1.3% vacancy.

Drivers
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Capital growth6.3%/yr
Risks
  • At top of budget (94% of cap)
  • Thin gross yield (2.2%)

Construction ·Macquarie Point Stadium2.9 kmPlanned · 2029

Why Morphett Vale

Stable entry point

10.5%/yr capital growth, tight 1.2% vacancy.

Drivers
  • Capital growth10.5%/yr
  • Tight rentals1.2%
  • Supply tightening-4.0% YoY
  • Population growth+6.5% (5y)
Risks
  • No major construction project in this state

Why Wodonga

Stable entry · room to scale

listings tightening 8.0% YoY, incomes +22.0% (5y).

Drivers
  • Supply tightening-8.0% YoY
  • Income growth+22.0% (5y)
  • Capital growth7.9%/yr
  • Population growth+7.8% (5y)
Risks
  • No major construction project in this state

Construction ·North East Link — Bulleen243.4 kmConstruction · 2028