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Longwarry vs Churchill vs Pearcedale — 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. Longwarry

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

  2. Churchill

    VIC · 3842
    58Average
    Median
    $345k
    5y growth
    13.3%/yr
    GrowthThin market · ~5k residents

  3. Pearcedale

    VIC · 3912
    57Average
    Median
    $1.02M
    5y growth
    9.2%/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
Longwarry
Churchill
Pearcedale
Capital growth (5y)
weight 22%
636.3%/yr
10013.3%/yr
929.2%/yr
Rental yield
weight 13%
623.1%
693.5%
412.0%
Rental demand
weight 10%
681.3%
402.4%
681.3%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
6416.0%
5213.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
5454% under cap
7171% under cap
1515% under cap
Supply tightening
weight 8%
80-6.0% 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. Longwarry

    0/8

    No outright lead on any single dimension.

  2. Churchill

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

  3. Pearcedale

    0/8

    No outright lead on any single dimension.

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

Why Churchill

Thin market · ~5k residents

13.3%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth13.3%/yr
  • Population growth+7.8% (5y)
  • Budget headroom71% under cap
  • Rental yield3.5%
Risks
  • Only 4,924 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley120.0 kmConstruction · 2035

Why Pearcedale

Growth-led, low cashflow

9.2%/yr capital growth, listings tightening 6.0% YoY.

Drivers
  • Capital growth9.2%/yr
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Tight rentals1.3%
Risks
  • Thin gross yield (2.0%)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Cheltenham30.2 kmConstruction · 2035