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Seddon vs Epsom vs Baxter — which is best for infrastructure?

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. Seddon

    VIC · 3011
    55Average
    Median
    $965k
    5y growth
    0.1%/yr
    BalancedStable but fully priced

  2. Epsom

    VIC · 3551
    54Average
    Median
    $585k
    5y growth
    9.5%/yr
    GrowthStable entry · room to scale

  3. Baxter

    VIC · 3911
    56Average
    Median
    $775k
    5y growth
    7.9%/yr
    GrowthGrowth-led, low cashflow

Metric breakdown

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

Metric · weight
Seddon
Epsom
Baxter
Capital growth (5y)
weight 22%
10.1%/yr
959.5%/yr
797.9%/yr
Rental yield
weight 13%
502.5%
603.0%
482.4%
Rental demand
weight 10%
681.3%
402.4%
681.3%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
8421.0%
5213.0%
6416.0%
Construction pipeline
weight 15%
100$6.8bn
0–
0–
Affordability
weight 8%
44% under cap
4242% under cap
2222% under cap
Supply tightening
weight 8%
85-7.0% 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. Seddon

    3/8
    • Income growth
    • Construction pipeline
    • Supply tightening

  2. Epsom

    3/8
    • Capital growth (5y)
    • Rental yield
    • Affordability

  3. Baxter

    0/8

    No outright lead on any single dimension.

Why Seddon

Stable but fully priced

$6.8bn pipeline incl. West Gate Tunnel, listings tightening 7.0% YoY.

Drivers
  • Infrastructure pipeline$6.8bn nearby
  • Supply tightening-7.0% YoY
  • Income growth+21.0% (5y)
  • Population growth+7.8% (5y)
Risks
  • At top of budget (97% of cap)
  • Thin gross yield (2.5%)

Construction ·New Footscray Hospital1.0 kmConstruction · 2026

Why Epsom

Stable entry · room to scale

9.5%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth9.5%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.0%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub129.1 kmApproved · 2033

Why Baxter

Growth-led, low cashflow

listings tightening 6.0% YoY, 7.9%/yr capital growth.

Drivers
  • Supply tightening-6.0% YoY
  • Capital growth7.9%/yr
  • Population growth+7.8% (5y)
  • Tight rentals1.3%
Risks
  • Thin gross yield (2.4%)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Cheltenham26.8 kmConstruction · 2035