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Parramatta vs Box Hill vs Forest Lake — 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. Parramatta

    NSW · 2150
    62Strong
    Median
    $1.50M
    5y growth
    6.7%/yr
    GrowthStable but fully priced

  2. Box Hill

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

  3. Forest Lake

    QLD · 4078
    68Strong
    Median
    $745k
    5y growth
    12.8%/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
Parramatta
Box Hill
Forest Lake
Capital growth (5y)
weight 22%
676.7%/yr
585.8%/yr
10012.8%/yr
Rental yield
weight 13%
311.5%
271.3%
542.7%
Rental demand
weight 10%
681.3%
651.4%
701.2%
Population growth
weight 12%
656.5%
787.8%
10010.0%
Income growth
weight 12%
6416.0%
6416.0%
7218.0%
Construction pipeline
weight 15%
100$25.0bn
100$5.0bn
0–
Affordability
weight 8%
00% under cap
00% under cap
5050% under cap
Supply tightening
weight 8%
75-5.0% YoY
75-5.0% YoY
85-7.0% YoY

Winner per dimension

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

  1. Parramatta

    0/8

    No outright lead on any single dimension.

  2. Box Hill

    0/8

    No outright lead on any single dimension.

  3. Forest Lake

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

Why Parramatta

Stable but fully priced

$25.0bn pipeline incl. Sydney Metro West — Parramatta, listings tightening 5.0% YoY.

Drivers
  • Infrastructure pipeline$25.0bn nearby
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Capital growth6.7%/yr
Risks
  • At top of budget (100% of cap)
  • Thin gross yield (1.5%)

Construction ·Sydney Metro West — Parramatta0.0 kmConstruction · 2030

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 Forest Lake

Stable entry · room to scale

12.8%/yr capital growth, population +10.0% (5y).

Drivers
  • Capital growth12.8%/yr
  • Population growth+10.0% (5y)
  • Supply tightening-7.0% YoY
  • Income growth+18.0% (5y)
Risks
  • No major construction project in this state

Construction ·Cross River Rail — Boggo Road15.8 kmConstruction · 2026