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Benalla vs Parkville vs Baxter — 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. Benalla

    VIC · 3671
    53Average
    Median
    $445k
    5y growth
    8.9%/yr
    GrowthStable entry · room to scale

  2. Parkville

    VIC · 3052
    47Average
    Median
    $568k
    5y growth
    1.7%/yr
    YieldStable entry point

  3. Baxter

    VIC · 3911
    55Average
    Median
    $775k
    5y growth
    7.9%/yr
    GrowthGrowth-led, low cashflow

Metric breakdown

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

Metric · weight
Benalla
Parkville
Baxter
Capital growth (5y)
weight 22%
898.9%/yr
171.7%/yr
797.9%/yr
Rental yield
weight 13%
582.9%
733.6%
482.4%
Rental demand
weight 10%
402.4%
402.4%
681.3%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
5213.0%
6416.0%
Construction pipeline
weight 15%
0–
60$3.0bn
0–
Affordability
weight 8%
5151% under cap
3737% under cap
1414% under cap
Supply tightening
weight 8%
25+5.0% YoY
25+5.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Benalla

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

  2. Parkville

    2/8
    • Rental yield
    • Construction pipeline

  3. Baxter

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

Why Benalla

Stable entry · room to scale

8.9%/yr capital growth, population +7.8% (5y).

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

Construction ·North East Link — Bulleen157.2 kmConstruction · 2028

Why Parkville

Stable entry point

population +7.8% (5y), 3.6% gross yield.

Drivers
  • Population growth+7.8% (5y)
  • Rental yield3.6%
Risks
  • Modest 5y growth (1.7%/yr)

Construction ·Metro Tunnel — Parkville Station0.9 kmRecently completed · 2025

Why Baxter

Growth-led, low cashflow

listings tightening 6.0% YoY, 7.9%/yr capital growth.

Drivers
  • Supply tightening-6.0% YoY
  • Capital growth7.9%/yr
  • Population growth+7.8% (5y)
  • Tight rentals1.3%
Risks
  • Thin gross yield (2.4%)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Cheltenham26.8 kmConstruction · 2035