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Spotswood vs Hamilton 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. Spotswood

    VIC · 3015
    60Strong
    Median
    $1.08M
    5y growth
    2.6%/yr
    BalancedLate-cycle hold

  2. Hamilton

    VIC · 3300
    58Average
    Median
    $360k
    5y growth
    11.4%/yr
    GrowthStable entry · room to scale

  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
Spotswood
Hamilton
Bulleen
Capital growth (5y)
weight 22%
262.6%/yr
10011.4%/yr
343.4%/yr
Rental yield
weight 13%
442.2%
683.4%
371.8%
Rental demand
weight 10%
681.3%
402.4%
651.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
8421.0%
5213.0%
6416.0%
Construction pipeline
weight 15%
91$4.6bn
0–
100$9.8bn
Affordability
weight 8%
2828% under cap
7676% under cap
1313% under cap
Supply tightening
weight 8%
85-7.0% YoY
25+5.0% YoY
75-5.0% YoY

Winner per dimension

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

  1. Spotswood

    3/8
    • Rental demand
    • Income growth
    • Supply tightening

  2. Hamilton

    3/8
    • Capital growth (5y)
    • Rental yield
    • Affordability

  3. Bulleen

    1/8
    • Construction pipeline

Why Spotswood

Late-cycle hold

$4.6bn pipeline incl. West Gate Tunnel, listings tightening 7.0% YoY.

Drivers
  • Infrastructure pipeline$4.6bn nearby
  • Supply tightening-7.0% YoY
  • Income growth+21.0% (5y)
  • Population growth+7.8% (5y)
Risks
  • Thin gross yield (2.2%)
  • Modest 5y growth (2.6%/yr)

Construction ·West Gate Tunnel1.7 kmConstruction · 2025

Why Hamilton

Stable entry · room to scale

11.4%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth11.4%/yr
  • Population growth+7.8% (5y)
  • Budget headroom76% under cap
  • Rental yield3.4%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub247.3 kmApproved · 2033

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