I will give you a small example of coastal migration analysis
its a bit different to your
vacancy rate of 3% population growing it happened before in the city so it will also happen in coastal regional as well
analysis
quite some time ago before the resources boom, Albany WA - a very nice coastal town worth retiring too was giving away free land to entice people to come live there - property was dirt cheap
The last time i did a comparison of prices(some time ago) the average equivalent home was about 10% more than Perth
The plans retiring Perth people had to cash in their Perth property to free up cash and buy something there to retire in has been well and truly shattered.
I dont think any other analysis matters, if you can think of one thats more deterministic of price direction let me know
