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Noarlunga vs Sunshine vs Morphett Vale — which is best for infrastructure?

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. Sunshine

    VIC · 3020
    68Strong
    Median
    $825k
    5y growth
    7.5%/yr
    GrowthStable but fully priced

  3. Morphett Vale

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

Metric breakdown

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

Metric · weight
Noarlunga
Sunshine
Morphett Vale
Capital growth (5y)
weight 22%
10010.8%/yr
757.5%/yr
10010.5%/yr
Rental yield
weight 13%
884.4%
432.1%
522.6%
Rental demand
weight 10%
701.2%
651.4%
701.2%
Population growth
weight 12%
656.5%
787.8%
656.5%
Income growth
weight 12%
6015.0%
6416.0%
6015.0%
Construction pipeline
weight 15%
0–
100$9.1bn
0–
Affordability
weight 8%
3939% under cap
88% under cap
3434% under cap
Supply tightening
weight 8%
70-4.0% YoY
80-6.0% YoY
70-4.0% YoY

Winner per dimension

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

  1. Noarlunga

    2/8
    • Rental yield
    • Affordability

  2. Sunshine

    4/8
    • Population growth
    • Income growth
    • Construction pipeline
    • Supply tightening

  3. Morphett Vale

    0/8

    No outright lead on any single dimension.

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 Sunshine

Stable but fully priced

$9.1bn pipeline incl. Melbourne Airport Rail — Sunshine Hub, listings tightening 6.0% YoY.

Drivers
  • Infrastructure pipeline$9.1bn nearby
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Capital growth7.5%/yr
Risks
  • At top of budget (92% of cap)
  • Thin gross yield (2.1%)

Construction ·Melbourne Airport Rail — Sunshine Hub0.0 kmApproved · 2033

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