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Spring Hill vs Sunshine vs Heidelberg — 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. Spring Hill

    QLD · 4000
    71Strong
    Median
    $1.50M
    5y growth
    8.2%/yr
    GrowthStable but fully priced

  2. Sunshine

    VIC · 3020
    71Strong
    Median
    $825k
    5y growth
    7.5%/yr
    GrowthStable entry · room to scale

  3. Heidelberg

    VIC · 3084
    64Strong
    Median
    $1.29M
    5y growth
    5.8%/yr
    GrowthStable entry point

Metric breakdown

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

Metric · weight
Spring Hill
Sunshine
Heidelberg
Capital growth (5y)
weight 22%
828.2%/yr
757.5%/yr
585.8%/yr
Rental yield
weight 13%
291.4%
432.1%
321.6%
Rental demand
weight 10%
681.3%
651.4%
681.3%
Population growth
weight 12%
10010.0%
787.8%
787.8%
Income growth
weight 12%
8020.0%
6416.0%
6817.0%
Construction pipeline
weight 15%
100$5.0bn
100$9.1bn
100$6.1bn
Affordability
weight 8%
00% under cap
4545% under cap
1414% under cap
Supply tightening
weight 8%
80-6.0% YoY
80-6.0% YoY
85-7.0% YoY

Winner per dimension

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

  1. Spring Hill

    3/8
    • Capital growth (5y)
    • Population growth
    • Income growth

  2. Sunshine

    2/8
    • Rental yield
    • Affordability

  3. Heidelberg

    1/8
    • Supply tightening

Why Spring Hill

Stable but fully priced

population +10.0% (5y), $5.0bn pipeline incl. Cross River Rail — Roma Street.

Drivers
  • Population growth+10.0% (5y)
  • Infrastructure pipeline$5.0bn nearby
  • Capital growth8.2%/yr
  • Income growth+20.0% (5y)
Risks
  • At top of budget (100% of cap)
  • Thin gross yield (1.4%)

Construction ·Cross River Rail — Roma Street0.8 kmConstruction · 2026

Why Sunshine

Stable entry · room to scale

$9.1bn pipeline incl. Melbourne Airport Rail — Sunshine Hub, listings tightening 6.0% YoY.

Drivers
  • Infrastructure pipeline$9.1bn nearby
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Capital growth7.5%/yr
Risks
  • Thin gross yield (2.1%)

Construction ·Melbourne Airport Rail — Sunshine Hub0.0 kmApproved · 2033

Why Heidelberg

Stable entry point

$6.1bn pipeline incl. North East Link — Bulleen, listings tightening 7.0% YoY.

Drivers
  • Infrastructure pipeline$6.1bn nearby
  • Supply tightening-7.0% YoY
  • Population growth+7.8% (5y)
  • Income growth+17.0% (5y)
Risks
  • Thin gross yield (1.6%)

Construction ·North East Link — Bulleen2.0 kmConstruction · 2028