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Morphett Vale vs Victor Harbor 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. Morphett Vale

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

  2. Victor Harbor

    SA · 5211
    47Average
    Median
    $595k
    5y growth
    9.4%/yr
    GrowthThin market · ~5k residents

  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
Morphett Vale
Victor Harbor
Noarlunga
Capital growth (5y)
weight 22%
10010.5%/yr
949.4%/yr
10010.8%/yr
Rental yield
weight 13%
522.6%
472.3%
884.4%
Rental demand
weight 10%
701.2%
402.4%
701.2%
Population growth
weight 12%
656.5%
656.5%
656.5%
Income growth
weight 12%
6015.0%
4411.0%
6015.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
3434% under cap
3434% under cap
3939% under cap
Supply tightening
weight 8%
70-4.0% YoY
40+2.0% YoY
70-4.0% YoY

Winner per dimension

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

  1. Morphett Vale

    0/8

    No outright lead on any single dimension.

  2. Victor Harbor

    0/8

    No outright lead on any single dimension.

  3. Noarlunga

    2/8
    • Rental yield
    • Affordability

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 Victor Harbor

Thin market · ~5k residents

9.4%/yr capital growth, population +6.5% (5y).

Drivers
  • Capital growth9.4%/yr
  • Population growth+6.5% (5y)
Risks
  • Only 4,520 residents — illiquid, slow to sell
  • Thin gross yield (2.3%)

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