Back to results

Sunshine vs Annerley 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. Sunshine

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

  2. Annerley

    QLD · 4103
    68Strong
    Median
    $1.15M
    5y growth
    10.8%/yr
    GrowthStable entry point

  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
Sunshine
Annerley
Yarraville
Capital growth (5y)
weight 22%
757.5%/yr
10010.8%/yr
636.3%/yr
Rental yield
weight 13%
432.1%
331.6%
402.0%
Rental demand
weight 10%
651.4%
701.2%
681.3%
Population growth
weight 12%
787.8%
10010.0%
787.8%
Income growth
weight 12%
6416.0%
7218.0%
8421.0%
Construction pipeline
weight 15%
100$9.1bn
37$1.9bn
100$10.4bn
Affordability
weight 8%
4545% under cap
2424% under cap
2020% under cap
Supply tightening
weight 8%
80-6.0% YoY
85-7.0% YoY
85-7.0% YoY

Winner per dimension

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

  1. Sunshine

    2/8
    • Rental yield
    • Affordability

  2. Annerley

    3/8
    • Capital growth (5y)
    • Rental demand
    • Population growth

  3. Yarraville

    1/8
    • Income growth

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 Annerley

Stable entry point

10.8%/yr capital growth, population +10.0% (5y).

Drivers
  • Capital growth10.8%/yr
  • Population growth+10.0% (5y)
  • Supply tightening-7.0% YoY
  • Income growth+18.0% (5y)
Risks
  • Thin gross yield (1.6%)

Construction ·Cross River Rail — Boggo Road1.5 kmConstruction · 2026

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