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Red Cliffs vs Coburg vs Longwarry — 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. Red Cliffs

    VIC · 3496
    57Average
    Median
    $400k
    5y growth
    13.0%/yr
    GrowthStable entry · room to scale

  2. Coburg

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

  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
Red Cliffs
Coburg
Longwarry
Capital growth (5y)
weight 22%
10013.0%/yr
666.6%/yr
636.3%/yr
Rental yield
weight 13%
623.1%
412.0%
623.1%
Rental demand
weight 10%
402.4%
701.2%
681.3%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
8822.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
6767% under cap
99% under cap
5454% under cap
Supply tightening
weight 8%
25+5.0% YoY
90-8.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Red Cliffs

    2/8
    • Capital growth (5y)
    • Affordability

  2. Coburg

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

  3. Longwarry

    0/8

    No outright lead on any single dimension.

Why Red Cliffs

Stable entry · room to scale

13.0%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth13.0%/yr
  • Population growth+7.8% (5y)
  • Budget headroom67% under cap
  • Rental yield3.1%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub454.0 kmApproved · 2033

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 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