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Annerley vs Springfield Lakes vs Fortitude Valley — which is best for infrastructure?

Same eight metrics, scored against the same benchmark, ranked against a $1.20Mbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Annerley

    QLD · 4103
    67Strong
    Median
    $1.15M
    5y growth
    10.8%/yr
    GrowthStable but fully priced

  2. Springfield Lakes

    QLD · 4300
    67Strong
    Median
    $745k
    5y growth
    13.5%/yr
    GrowthStable entry point

  3. Fortitude Valley

    QLD · 4006
    63Strong
    Median
    $1.40M
    5y growth
    8.7%/yr
    GrowthStable but fully priced

Metric breakdown

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

Metric · weight
Annerley
Springfield Lakes
Fortitude Valley
Capital growth (5y)
weight 22%
10010.8%/yr
10013.5%/yr
878.7%/yr
Rental yield
weight 13%
331.6%
572.9%
301.5%
Rental demand
weight 10%
701.2%
701.2%
681.3%
Population growth
weight 12%
10010.0%
10010.0%
10010.0%
Income growth
weight 12%
7218.0%
7218.0%
8020.0%
Construction pipeline
weight 15%
37$1.9bn
0–
32$1.6bn
Affordability
weight 8%
55% under cap
3838% under cap
0Over cap
Supply tightening
weight 8%
85-7.0% YoY
85-7.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Annerley

    1/8
    • Construction pipeline

  2. Springfield Lakes

    2/8
    • Rental yield
    • Affordability

  3. Fortitude Valley

    1/8
    • Income growth

Why Annerley

Stable but fully priced

10.8%/yr capital growth, population +10.0% (5y).

Drivers
  • Capital growth10.8%/yr
  • Population growth+10.0% (5y)
  • Supply tightening-7.0% YoY
  • Income growth+18.0% (5y)
Risks
  • At top of budget (95% of cap)
  • Thin gross yield (1.6%)

Construction ·Cross River Rail — Boggo Road1.5 kmConstruction · 2026

Why Springfield Lakes

Stable entry point

13.5%/yr capital growth, population +10.0% (5y).

Drivers
  • Capital growth13.5%/yr
  • Population growth+10.0% (5y)
  • Supply tightening-7.0% YoY
  • Income growth+18.0% (5y)
Risks
  • No major construction project in this state

Construction ·Cross River Rail — Boggo Road22.7 kmConstruction · 2026

Why Fortitude Valley

Stable but fully priced

population +10.0% (5y), 8.7%/yr capital growth.

Drivers
  • Population growth+10.0% (5y)
  • Capital growth8.7%/yr
  • Income growth+20.0% (5y)
  • Supply tightening-6.0% YoY
Risks
  • At top of budget (116% of cap)
  • Thin gross yield (1.5%)

Construction ·Cross River Rail — Roma Street1.9 kmConstruction · 2026