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Bunbury vs Morphett Vale vs Noarlunga — 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. Bunbury

    WA · 6230
    53Average
    Median
    $545k
    5y growth
    9.8%/yr
    GrowthThin market · ~4k residents

  2. Morphett Vale

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

  3. Noarlunga

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

Metric breakdown

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

Metric · weight
Bunbury
Morphett Vale
Noarlunga
Capital growth (5y)
weight 22%
989.8%/yr
10010.5%/yr
10010.8%/yr
Rental yield
weight 13%
633.1%
522.6%
884.4%
Rental demand
weight 10%
502.0%
701.2%
701.2%
Population growth
weight 12%
10012.6%
656.5%
656.5%
Income growth
weight 12%
6015.0%
6015.0%
6015.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
3939% under cap
3434% under cap
3939% under cap
Supply tightening
weight 8%
40+2.0% YoY
70-4.0% YoY
70-4.0% YoY

Winner per dimension

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

  1. Bunbury

    1/8
    • Population growth

  2. Morphett Vale

    0/8

    No outright lead on any single dimension.

  3. Noarlunga

    1/8
    • Rental yield

Why Bunbury

Thin market · ~4k residents

population +12.6% (5y), 9.8%/yr capital growth.

Drivers
  • Population growth+12.6% (5y)
  • Capital growth9.8%/yr
  • Rental yield3.1%
  • Income growth+15.0% (5y)
Risks
  • Only 3,948 residents — illiquid, slow to sell
  • No major construction project in this state

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 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