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Bonnie Brook vs Heidelberg vs Sunshine — 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. Bonnie Brook

    VIC · 3335
    64Strong
    Median
    $660k
    5y growth
    16.5%/yr
    GrowthStable entry · room to scale

  2. Heidelberg

    VIC · 3084
    64Strong
    Median
    $1.29M
    5y growth
    5.8%/yr
    GrowthStable entry point

  3. Sunshine

    VIC · 3020
    71Strong
    Median
    $825k
    5y growth
    7.5%/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
Bonnie Brook
Heidelberg
Sunshine
Capital growth (5y)
weight 22%
10016.5%/yr
585.8%/yr
757.5%/yr
Rental yield
weight 13%
603.0%
321.6%
432.1%
Rental demand
weight 10%
651.4%
681.3%
651.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
6416.0%
6817.0%
6416.0%
Construction pipeline
weight 15%
0–
100$6.1bn
100$9.1bn
Affordability
weight 8%
5656% under cap
1414% under cap
4545% under cap
Supply tightening
weight 8%
80-6.0% YoY
85-7.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Bonnie Brook

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

  2. Heidelberg

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

  3. Sunshine

    0/8

    No outright lead on any single dimension.

Why Bonnie Brook

Stable entry · room to scale

16.5%/yr capital growth, listings tightening 6.0% YoY.

Drivers
  • Capital growth16.5%/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 Hub18.4 kmApproved · 2033

Why Heidelberg

Stable entry point

$6.1bn pipeline incl. North East Link — Bulleen, listings tightening 7.0% YoY.

Drivers
  • Infrastructure pipeline$6.1bn nearby
  • Supply tightening-7.0% YoY
  • Population growth+7.8% (5y)
  • Income growth+17.0% (5y)
Risks
  • Thin gross yield (1.6%)

Construction ·North East Link — Bulleen2.0 kmConstruction · 2028

Why Sunshine

Stable entry · room to scale

$9.1bn pipeline incl. Melbourne Airport Rail — Sunshine Hub, listings tightening 6.0% YoY.

Drivers
  • Infrastructure pipeline$9.1bn nearby
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Capital growth7.5%/yr
Risks
  • Thin gross yield (2.1%)

Construction ·Melbourne Airport Rail — Sunshine Hub0.0 kmApproved · 2033