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Morley vs Bulleen vs Box Hill — 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. Morley

    WA · 6062
    68Strong
    Median
    $745k
    5y growth
    10.4%/yr
    GrowthStable entry · room to scale

  2. Bulleen

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

  3. Box Hill

    VIC · 3128
    61Strong
    Median
    $1.50M
    5y growth
    5.8%/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
Morley
Bulleen
Box Hill
Capital growth (5y)
weight 22%
10010.4%/yr
343.4%/yr
585.8%/yr
Rental yield
weight 13%
502.5%
371.8%
271.3%
Rental demand
weight 10%
751.0%
651.4%
651.4%
Population growth
weight 12%
10012.6%
787.8%
787.8%
Income growth
weight 12%
7218.0%
6416.0%
6416.0%
Construction pipeline
weight 15%
0–
100$9.8bn
100$5.0bn
Affordability
weight 8%
5050% under cap
1313% under cap
00% under cap
Supply tightening
weight 8%
95-9.0% YoY
75-5.0% YoY
75-5.0% YoY

Winner per dimension

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

  1. Morley

    7/8
    • Capital growth (5y)
    • Rental yield
    • Rental demand
    • Population growth
    • Income growth
    • Affordability
    • Supply tightening

  2. Bulleen

    0/8

    No outright lead on any single dimension.

  3. Box Hill

    0/8

    No outright lead on any single dimension.

Why Morley

Stable entry · room to scale

10.4%/yr capital growth, population +12.6% (5y).

Drivers
  • Capital growth10.4%/yr
  • Population growth+12.6% (5y)
  • Supply tightening-9.0% YoY
  • Tight rentals1.0%
Risks
  • No major construction project in this state

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

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