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Noarlunga vs Forest Lake vs Elizabeth — 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. Noarlunga

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

  2. Forest Lake

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

  3. Elizabeth

    SA · 5112
    60Strong
    Median
    $445k
    5y growth
    11.8%/yr
    GrowthStable entry · room to scale

Metric breakdown

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

Metric · weight
Noarlunga
Forest Lake
Elizabeth
Capital growth (5y)
weight 22%
10010.8%/yr
10012.8%/yr
10011.8%/yr
Rental yield
weight 13%
884.4%
542.7%
542.7%
Rental demand
weight 10%
701.2%
701.2%
681.3%
Population growth
weight 12%
656.5%
10010.0%
656.5%
Income growth
weight 12%
6015.0%
7218.0%
5614.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
3939% under cap
1717% under cap
5151% under cap
Supply tightening
weight 8%
70-4.0% YoY
85-7.0% YoY
75-5.0% YoY

Winner per dimension

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

  1. Noarlunga

    1/8
    • Rental yield

  2. Forest Lake

    3/8
    • Population growth
    • Income growth
    • Supply tightening

  3. Elizabeth

    1/8
    • Affordability

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

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 Elizabeth

Stable entry · room to scale

11.8%/yr capital growth, listings tightening 5.0% YoY.

Drivers
  • Capital growth11.8%/yr
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
Risks
  • No major construction project in this state