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Belgrave South vs Moe vs Bulleen — which is best for infrastructure?

Same eight metrics, scored against the same benchmark, ranked against a $1.50Mbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Belgrave South

    VIC · 3160
    59Average
    Median
    $1.09M
    5y growth
    10.4%/yr
    GrowthGrowth-led, low cashflow

  2. Moe

    VIC · 3825
    58Average
    Median
    $339k
    5y growth
    10.1%/yr
    GrowthStable entry · room to scale

  3. Bulleen

    VIC · 3105
    58Average
    Median
    $1.30M
    5y growth
    3.4%/yr
    BalancedLate-cycle hold

Metric breakdown

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

Metric · weight
Belgrave South
Moe
Bulleen
Capital growth (5y)
weight 22%
10010.4%/yr
10010.1%/yr
343.4%/yr
Rental yield
weight 13%
432.1%
613.1%
371.8%
Rental demand
weight 10%
651.4%
402.4%
651.4%
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–
100$9.8bn
Affordability
weight 8%
2727% under cap
7777% under cap
1313% under cap
Supply tightening
weight 8%
75-5.0% YoY
25+5.0% YoY
75-5.0% YoY

Winner per dimension

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

  1. Belgrave South

    0/8

    No outright lead on any single dimension.

  2. Moe

    2/8
    • Rental yield
    • Affordability

  3. Bulleen

    1/8
    • Construction pipeline

Why Belgrave South

Growth-led, low cashflow

10.4%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth10.4%/yr
  • Population growth+7.8% (5y)
  • Supply tightening-5.0% YoY
  • Tight rentals1.4%
Risks
  • Thin gross yield (2.1%)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley18.0 kmConstruction · 2035

Why Moe

Stable entry · room to scale

10.1%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth10.1%/yr
  • Population growth+7.8% (5y)
  • Budget headroom77% under cap
  • Rental yield3.1%
Risks
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley101.9 kmConstruction · 2035

Why Bulleen

Late-cycle hold

$9.8bn pipeline incl. North East Link — Bulleen, population +7.8% (5y).

Drivers
  • Infrastructure pipeline$9.8bn nearby
  • Population growth+7.8% (5y)
  • Supply tightening-5.0% YoY
  • Tight rentals1.4%
Risks
  • Thin gross yield (1.8%)
  • Modest 5y growth (3.4%/yr)

Construction ·North East Link — Bulleen1.1 kmConstruction · 2028