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Preston vs Maffra vs Bonnie Brook — which is best for growth?

Same eight metrics, scored against the same benchmark, ranked against a $1.00Mbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Preston

    VIC · 3072
    55Average
    Median
    $985k
    5y growth
    7.0%/yr
    GrowthStable but fully priced

  2. Maffra

    VIC · 3860
    54Average
    Median
    $498k
    5y growth
    14.3%/yr
    GrowthStable entry · room to scale

  3. Bonnie Brook

    VIC · 3335
    62Strong
    Median
    $660k
    5y growth
    16.5%/yr
    GrowthStable entry point

Metric breakdown

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

Metric · weight
Preston
Maffra
Bonnie Brook
Capital growth (5y)
weight 22%
707.0%/yr
10014.3%/yr
10016.5%/yr
Rental yield
weight 13%
412.1%
522.6%
603.0%
Rental demand
weight 10%
701.2%
402.4%
651.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
8822.0%
5213.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
22% under cap
5050% under cap
3434% under cap
Supply tightening
weight 8%
90-8.0% YoY
25+5.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Preston

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

  2. Maffra

    1/8
    • Affordability

  3. Bonnie Brook

    1/8
    • Rental yield

Why Preston

Stable but fully priced

listings tightening 8.0% YoY, incomes +22.0% (5y).

Drivers
  • Supply tightening-8.0% YoY
  • Income growth+22.0% (5y)
  • Population growth+7.8% (5y)
  • Capital growth7.0%/yr
Risks
  • At top of budget (99% of cap)
  • Thin gross yield (2.1%)

Construction ·Metro Tunnel — Parkville Station6.4 kmRecently completed · 2025

Why Maffra

Stable entry · room to scale

14.3%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth14.3%/yr
  • Population growth+7.8% (5y)
Risks
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley160.3 kmConstruction · 2035

Why Bonnie Brook

Stable entry point

16.5%/yr capital growth, listings tightening 6.0% YoY.

Drivers
  • Capital growth16.5%/yr
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Tight rentals1.4%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub18.4 kmApproved · 2033