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Springfield Lakes vs Annerley vs Yarraville — 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. Springfield Lakes

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

  2. Annerley

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

  3. Yarraville

    VIC · 3013
    67Strong
    Median
    $1.20M
    5y growth
    6.3%/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
Springfield Lakes
Annerley
Yarraville
Capital growth (5y)
weight 22%
10013.5%/yr
10010.8%/yr
636.3%/yr
Rental yield
weight 13%
572.9%
331.6%
402.0%
Rental demand
weight 10%
701.2%
701.2%
681.3%
Population growth
weight 12%
10010.0%
10010.0%
787.8%
Income growth
weight 12%
7218.0%
7218.0%
8421.0%
Construction pipeline
weight 15%
0–
37$1.9bn
100$10.4bn
Affordability
weight 8%
3838% under cap
55% under cap
00% under cap
Supply tightening
weight 8%
85-7.0% YoY
85-7.0% YoY
85-7.0% YoY

Winner per dimension

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

  1. Springfield Lakes

    2/8
    • Rental yield
    • Affordability

  2. Annerley

    0/8

    No outright lead on any single dimension.

  3. Yarraville

    2/8
    • Income growth
    • Construction pipeline

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 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 Yarraville

Stable but fully priced

$10.4bn pipeline incl. West Gate Tunnel, listings tightening 7.0% YoY.

Drivers
  • Infrastructure pipeline$10.4bn nearby
  • Supply tightening-7.0% YoY
  • Income growth+21.0% (5y)
  • Population growth+7.8% (5y)
Risks
  • At top of budget (100% of cap)
  • Thin gross yield (2.0%)

Construction ·West Gate Tunnel0.0 kmConstruction · 2025