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Bellerive vs Noarlunga vs Morley — 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. Bellerive

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

  2. Noarlunga

    SA · 5168
    64Strong
    Median
    $545k
    5y growth
    10.8%/yr
    BalancedStable entry point

  3. Morley

    WA · 6062
    66Strong
    Median
    $745k
    5y growth
    10.4%/yr
    GrowthStable entry point

Metric breakdown

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

Metric · weight
Bellerive
Noarlunga
Morley
Capital growth (5y)
weight 22%
636.3%/yr
10010.8%/yr
10010.4%/yr
Rental yield
weight 13%
442.2%
884.4%
502.5%
Rental demand
weight 10%
681.3%
701.2%
751.0%
Population growth
weight 12%
313.1%
656.5%
10012.6%
Income growth
weight 12%
5614.0%
6015.0%
7218.0%
Construction pipeline
weight 15%
0$0.0bn
0–
0–
Affordability
weight 8%
66% under cap
3939% under cap
1717% under cap
Supply tightening
weight 8%
75-5.0% YoY
70-4.0% YoY
95-9.0% YoY

Winner per dimension

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

  1. Bellerive

    1/8
    • Construction pipeline

  2. Noarlunga

    2/8
    • Rental yield
    • Affordability

  3. Morley

    4/8
    • Rental demand
    • Population growth
    • Income growth
    • 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 Noarlunga

Stable entry point

10.8%/yr capital growth, 4.4% gross yield.

Drivers
  • Capital growth10.8%/yr
  • Rental yield4.4%
  • Tight rentals1.2%
  • Supply tightening-4.0% YoY
Risks
  • No major construction project in this state

Why Morley

Stable entry point

10.4%/yr capital growth, population +12.6% (5y).

Drivers
  • Capital growth10.4%/yr
  • Population growth+12.6% (5y)
  • Supply tightening-9.0% YoY
  • Tight rentals1.0%
Risks
  • No major construction project in this state