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Parramatta Westfield vs Homebush vs Bulleen — which is best for yield?

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 Westfield

    NSW · 2150
    65Strong
    Median
    $1.30M
    5y growth
    5.0%/yr
    YieldStable entry point

  2. Homebush

    NSW · 2140
    59Average
    Median
    $1.30M
    5y growth
    5.0%/yr
    BalancedStable entry point

  3. Bulleen

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

Metric breakdown

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

Metric · weight
Parramatta Westfield
Homebush
Bulleen
Capital growth (5y)
weight 22%
505.0%/yr
505.0%/yr
343.4%/yr
Rental yield
weight 13%
763.8%
381.9%
371.8%
Rental demand
weight 10%
681.3%
681.3%
651.4%
Population growth
weight 12%
656.5%
656.5%
787.8%
Income growth
weight 12%
6416.0%
6416.0%
6416.0%
Construction pipeline
weight 15%
100$21.7bn
92$4.6bn
100$9.8bn
Affordability
weight 8%
1313% under cap
1313% under cap
1313% under cap
Supply tightening
weight 8%
75-5.0% 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. Parramatta Westfield

    1/8
    • Rental yield

  2. Homebush

    0/8

    No outright lead on any single dimension.

  3. Bulleen

    1/8
    • Population growth

Why Parramatta Westfield

Stable entry point

$21.7bn pipeline incl. Sydney Metro West — Parramatta, 3.8% gross yield.

Drivers
  • Infrastructure pipeline$21.7bn nearby
  • Rental yield3.8%
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
Risks

No material risk flags raised by the model.

Construction ·Sydney Metro West — Parramatta0.3 kmConstruction · 2030

Why Homebush

Stable entry point

$4.6bn pipeline incl. Sydney Metro West — Olympic Park, listings tightening 5.0% YoY.

Drivers
  • Infrastructure pipeline$4.6bn nearby
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
Risks
  • Thin gross yield (1.9%)

Construction ·Sydney Metro West — Olympic Park1.7 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