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Preston vs Montmorency vs Bulleen — 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. Preston

    VIC · 3072
    58Average
    Median
    $985k
    5y growth
    7.0%/yr
    GrowthGrowth-led, low cashflow

  2. Montmorency

    VIC · 3094
    58Average
    Median
    $1.40M
    5y growth
    10.2%/yr
    GrowthStable but fully priced

  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
Preston
Montmorency
Bulleen
Capital growth (5y)
weight 22%
707.0%/yr
10010.2%/yr
343.4%/yr
Rental yield
weight 13%
412.1%
311.6%
371.8%
Rental demand
weight 10%
701.2%
681.3%
651.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
8822.0%
6817.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
100$9.8bn
Affordability
weight 8%
3434% under cap
77% under cap
1313% under cap
Supply tightening
weight 8%
90-8.0% YoY
85-7.0% YoY
75-5.0% YoY

Winner per dimension

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

  1. Preston

    5/8
    • Rental yield
    • Rental demand
    • Income growth
    • Affordability
    • Supply tightening

  2. Montmorency

    1/8
    • Capital growth (5y)

  3. Bulleen

    1/8
    • Construction pipeline

Why Preston

Growth-led, low cashflow

listings tightening 8.0% YoY, incomes +22.0% (5y).

Drivers
  • Supply tightening-8.0% YoY
  • Income growth+22.0% (5y)
  • Population growth+7.8% (5y)
  • Capital growth7.0%/yr
Risks
  • Thin gross yield (2.1%)
  • No major construction project in this state

Construction ·Metro Tunnel — Parkville Station6.4 kmRecently completed · 2025

Why Montmorency

Stable but fully priced

10.2%/yr capital growth, listings tightening 7.0% YoY.

Drivers
  • Capital growth10.2%/yr
  • Supply tightening-7.0% YoY
  • Population growth+7.8% (5y)
  • Income growth+17.0% (5y)
Risks
  • At top of budget (93% of cap)
  • Thin gross yield (1.6%)

Construction ·North East Link — Bulleen7.1 kmConstruction · 2028

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