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Red Cliffs vs Churchill vs Yarraville — 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. Red Cliffs

    VIC · 3496
    58Average
    Median
    $400k
    5y growth
    13.0%/yr
    GrowthStable entry · room to scale

  2. Churchill

    VIC · 3842
    58Average
    Median
    $345k
    5y growth
    13.3%/yr
    GrowthThin market · ~5k residents

  3. Yarraville

    VIC · 3013
    69Strong
    Median
    $1.20M
    5y growth
    6.3%/yr
    GrowthStable entry point

Metric breakdown

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

Metric · weight
Red Cliffs
Churchill
Yarraville
Capital growth (5y)
weight 22%
10013.0%/yr
10013.3%/yr
636.3%/yr
Rental yield
weight 13%
623.1%
693.5%
402.0%
Rental demand
weight 10%
402.4%
402.4%
681.3%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
5213.0%
8421.0%
Construction pipeline
weight 15%
0–
0–
100$10.4bn
Affordability
weight 8%
7373% under cap
7777% under cap
2020% under cap
Supply tightening
weight 8%
25+5.0% YoY
25+5.0% YoY
85-7.0% YoY

Winner per dimension

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

  1. Red Cliffs

    0/8

    No outright lead on any single dimension.

  2. Churchill

    2/8
    • Rental yield
    • Affordability

  3. Yarraville

    4/8
    • Rental demand
    • Income growth
    • Construction pipeline
    • Supply tightening

Why Red Cliffs

Stable entry · room to scale

13.0%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth13.0%/yr
  • Population growth+7.8% (5y)
  • Budget headroom73% under cap
  • Rental yield3.1%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub454.0 kmApproved · 2033

Why Churchill

Thin market · ~5k residents

13.3%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth13.3%/yr
  • Population growth+7.8% (5y)
  • Budget headroom77% under cap
  • Rental yield3.5%
Risks
  • Only 4,924 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley120.0 kmConstruction · 2035

Why Yarraville

Stable entry point

$10.4bn pipeline incl. West Gate Tunnel, listings tightening 7.0% YoY.

Drivers
  • Infrastructure pipeline$10.4bn nearby
  • Supply tightening-7.0% YoY
  • Income growth+21.0% (5y)
  • Population growth+7.8% (5y)
Risks
  • Thin gross yield (2.0%)

Construction ·West Gate Tunnel0.0 kmConstruction · 2025