Back to results

Parramatta vs Bulleen vs Annerley — 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. Parramatta

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

  2. Bulleen

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

  3. Annerley

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

Metric breakdown

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

Metric · weight
Parramatta
Bulleen
Annerley
Capital growth (5y)
weight 22%
676.7%/yr
343.4%/yr
10010.8%/yr
Rental yield
weight 13%
311.5%
371.8%
331.6%
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$9.8bn
37$1.9bn
Affordability
weight 8%
00% under cap
1313% under cap
2424% 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. Bulleen

    1/8
    • Rental yield

  3. Annerley

    6/8
    • Capital growth (5y)
    • 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 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 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