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Heidelberg vs Annerley vs Seddon — which is best for growth?

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. Heidelberg

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

  2. Annerley

    QLD · 4103
    68Strong
    Median
    $1.15M
    5y growth
    10.8%/yr
    GrowthStable entry point

  3. Seddon

    VIC · 3011
    57Average
    Median
    $965k
    5y growth
    0.1%/yr
    BalancedLate-cycle hold

Metric breakdown

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

Metric · weight
Heidelberg
Annerley
Seddon
Capital growth (5y)
weight 22%
585.8%/yr
10010.8%/yr
10.1%/yr
Rental yield
weight 13%
321.6%
331.6%
502.5%
Rental demand
weight 10%
681.3%
701.2%
681.3%
Population growth
weight 12%
787.8%
10010.0%
787.8%
Income growth
weight 12%
6817.0%
7218.0%
8421.0%
Construction pipeline
weight 15%
100$6.1bn
37$1.9bn
100$6.8bn
Affordability
weight 8%
1414% under cap
2424% under cap
3636% 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. Heidelberg

    0/8

    No outright lead on any single dimension.

  2. Annerley

    3/8
    • Capital growth (5y)
    • Rental demand
    • Population growth

  3. Seddon

    3/8
    • Rental yield
    • Income growth
    • Affordability

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 Annerley

Stable entry point

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
  • Thin gross yield (1.6%)

Construction ·Cross River Rail — Boggo Road1.5 kmConstruction · 2026

Why Seddon

Late-cycle hold

$6.8bn pipeline incl. West Gate Tunnel, listings tightening 7.0% YoY.

Drivers
  • Infrastructure pipeline$6.8bn nearby
  • Supply tightening-7.0% YoY
  • Income growth+21.0% (5y)
  • Population growth+7.8% (5y)
Risks
  • Thin gross yield (2.5%)
  • Modest 5y growth (0.1%/yr)

Construction ·New Footscray Hospital1.0 kmConstruction · 2026