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Box Hill vs Spotswood vs Red Cliffs — 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. Box Hill

    VIC · 3128
    61Strong
    Median
    $1.50M
    5y growth
    5.8%/yr
    GrowthStable but fully priced

  2. Spotswood

    VIC · 3015
    60Strong
    Median
    $1.08M
    5y growth
    2.6%/yr
    BalancedLate-cycle hold

  3. Red Cliffs

    VIC · 3496
    58Average
    Median
    $400k
    5y growth
    13.0%/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
Box Hill
Spotswood
Red Cliffs
Capital growth (5y)
weight 22%
585.8%/yr
262.6%/yr
10013.0%/yr
Rental yield
weight 13%
271.3%
442.2%
623.1%
Rental demand
weight 10%
651.4%
681.3%
402.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
6416.0%
8421.0%
5213.0%
Construction pipeline
weight 15%
100$5.0bn
91$4.6bn
0–
Affordability
weight 8%
00% under cap
2828% under cap
7373% under cap
Supply tightening
weight 8%
75-5.0% YoY
85-7.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Box Hill

    1/8
    • Construction pipeline

  2. Spotswood

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

  3. Red Cliffs

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

Why Box Hill

Stable but fully priced

$5.0bn pipeline incl. Suburban Rail Loop East — Box Hill, population +7.8% (5y).

Drivers
  • Infrastructure pipeline$5.0bn nearby
  • Population growth+7.8% (5y)
  • Supply tightening-5.0% YoY
  • Tight rentals1.4%
Risks
  • At top of budget (100% of cap)
  • Thin gross yield (1.3%)

Construction ·Suburban Rail Loop East — Box Hill0.0 kmConstruction · 2035

Why Spotswood

Late-cycle hold

$4.6bn pipeline incl. West Gate Tunnel, listings tightening 7.0% YoY.

Drivers
  • Infrastructure pipeline$4.6bn nearby
  • Supply tightening-7.0% YoY
  • Income growth+21.0% (5y)
  • Population growth+7.8% (5y)
Risks
  • Thin gross yield (2.2%)
  • Modest 5y growth (2.6%/yr)

Construction ·West Gate Tunnel1.7 kmConstruction · 2025

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 headroom73% under cap
  • Rental yield3.1%
Risks
  • No major construction project in this state

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