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Coburg vs Shepparton vs Deanside — which is best for growth?

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. Coburg

    VIC · 3058
    55Average
    Median
    $1.09M
    5y growth
    6.6%/yr
    GrowthStable but fully priced

  2. Shepparton

    VIC · 3630
    56Average
    Median
    $480k
    5y growth
    11.2%/yr
    GrowthStable entry · room to scale

  3. Deanside

    VIC · 3336
    64Strong
    Median
    $660k
    5y growth
    14.5%/yr
    GrowthStable entry · room to scale

Metric breakdown

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

Metric · weight
Coburg
Shepparton
Deanside
Capital growth (5y)
weight 22%
666.6%/yr
10011.2%/yr
10014.5%/yr
Rental yield
weight 13%
412.0%
592.9%
633.2%
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%
99% under cap
6060% under cap
4545% 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. Coburg

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

  2. Shepparton

    1/8
    • Affordability

  3. Deanside

    1/8
    • Rental yield

Why Coburg

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)
  • Tight rentals1.2%
Risks
  • At top of budget (91% of cap)
  • Thin gross yield (2.0%)

Construction ·Metro Tunnel — Parkville Station5.0 kmRecently completed · 2025

Why Shepparton

Stable entry · room to scale

11.2%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth11.2%/yr
  • Population growth+7.8% (5y)
  • Budget headroom60% under cap
Risks
  • No major construction project in this state

Construction ·North East Link — Bulleen156.9 kmConstruction · 2028

Why Deanside

Stable entry · room to scale

14.5%/yr capital growth, listings tightening 6.0% YoY.

Drivers
  • Capital growth14.5%/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 Hub16.5 kmApproved · 2033