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Maryborough vs Shepparton vs Marysville — 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. Maryborough

    VIC · 3465
    54Average
    Median
    $350k
    5y growth
    8.2%/yr
    BalancedStable entry · room to scale

  2. Shepparton

    VIC · 3630
    55Average
    Median
    $480k
    5y growth
    11.2%/yr
    GrowthStable entry · room to scale

  3. Marysville

    VIC · 3779
    55Average
    Median
    $680k
    5y growth
    8.0%/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
Maryborough
Shepparton
Marysville
Capital growth (5y)
weight 22%
828.2%/yr
10011.2%/yr
808.0%/yr
Rental yield
weight 13%
713.6%
592.9%
462.3%
Rental demand
weight 10%
402.4%
402.4%
651.4%
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–
0–
0–
Affordability
weight 8%
6161% under cap
4747% under cap
2424% under cap
Supply tightening
weight 8%
25+5.0% YoY
25+5.0% YoY
75-5.0% YoY

Winner per dimension

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

  1. Maryborough

    2/8
    • Rental yield
    • Affordability

  2. Shepparton

    1/8
    • Capital growth (5y)

  3. Marysville

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

Why Maryborough

Stable entry · room to scale

8.2%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth8.2%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.6%
  • Budget headroom61% under cap
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub126.4 kmApproved · 2033

Why Shepparton

Stable entry · room to scale

11.2%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth11.2%/yr
  • Population growth+7.8% (5y)
Risks
  • No major construction project in this state

Construction ·North East Link — Bulleen156.9 kmConstruction · 2028

Why Marysville

Growth-led, low cashflow

8.0%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth8.0%/yr
  • Population growth+7.8% (5y)
  • Supply tightening-5.0% YoY
  • Tight rentals1.4%
Risks
  • Thin gross yield (2.3%)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Box Hill65.0 kmConstruction · 2035