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Preston vs Mambourin vs Longwarry — 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. Mambourin

    VIC · 3024
    64Strong
    Median
    $574k
    5y growth
    11.7%/yr
    GrowthStable entry · room to scale

  3. Longwarry

    VIC · 3816
    56Average
    Median
    $550k
    5y growth
    6.3%/yr
    BalancedStable entry · room to scale

Metric breakdown

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

Metric · weight
Preston
Mambourin
Longwarry
Capital growth (5y)
weight 22%
707.0%/yr
10011.7%/yr
636.3%/yr
Rental yield
weight 13%
412.1%
663.3%
623.1%
Rental demand
weight 10%
701.2%
651.4%
681.3%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
8822.0%
6416.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
22% under cap
4343% under cap
4545% under cap
Supply tightening
weight 8%
90-8.0% YoY
80-6.0% 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. Mambourin

    2/8
    • Capital growth (5y)
    • Rental yield

  3. Longwarry

    1/8
    • Affordability

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 Mambourin

Stable entry · room to scale

11.7%/yr capital growth, listings tightening 6.0% YoY.

Drivers
  • Capital growth11.7%/yr
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Rental yield3.3%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub23.7 kmApproved · 2033

Why Longwarry

Stable entry · room to scale

listings tightening 6.0% YoY, population +7.8% (5y).

Drivers
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Tight rentals1.3%
  • Income growth+16.0% (5y)
Risks
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley58.6 kmConstruction · 2035