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Forest Lake vs Armadale vs Hamilton Hill — 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. Forest Lake

    QLD · 4078
    65Strong
    Median
    $745k
    5y growth
    12.8%/yr
    GrowthStable entry point

  2. Armadale

    WA · 6112
    64Strong
    Median
    $545k
    5y growth
    11.8%/yr
    GrowthStable entry point

  3. Hamilton Hill

    WA · 6163
    61Strong
    Median
    $845k
    5y growth
    9.8%/yr
    GrowthStable but fully priced

Metric breakdown

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

Metric · weight
Forest Lake
Armadale
Hamilton Hill
Capital growth (5y)
weight 22%
10012.8%/yr
10011.8%/yr
989.8%/yr
Rental yield
weight 13%
542.7%
522.6%
392.0%
Rental demand
weight 10%
701.2%
701.2%
731.1%
Population growth
weight 12%
10010.0%
10012.6%
10012.6%
Income growth
weight 12%
7218.0%
6416.0%
6817.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
1717% under cap
3939% under cap
66% under cap
Supply tightening
weight 8%
85-7.0% YoY
70-4.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Forest Lake

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

  2. Armadale

    1/8
    • Affordability

  3. Hamilton Hill

    1/8
    • Rental demand

Why Forest Lake

Stable entry point

12.8%/yr capital growth, population +10.0% (5y).

Drivers
  • Capital growth12.8%/yr
  • Population growth+10.0% (5y)
  • Supply tightening-7.0% YoY
  • Income growth+18.0% (5y)
Risks
  • No major construction project in this state

Construction ·Cross River Rail — Boggo Road15.8 kmConstruction · 2026

Why Armadale

Stable entry point

11.8%/yr capital growth, population +12.6% (5y).

Drivers
  • Capital growth11.8%/yr
  • Population growth+12.6% (5y)
  • Tight rentals1.2%
  • Supply tightening-4.0% YoY
Risks
  • No major construction project in this state

Why Hamilton Hill

Stable but fully priced

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

Drivers
  • Population growth+12.6% (5y)
  • Capital growth9.8%/yr
  • Supply tightening-6.0% YoY
  • Tight rentals1.1%
Risks
  • At top of budget (94% of cap)
  • Thin gross yield (2.0%)