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Bairnsdale vs Newborough vs Moe — which is best for growth?

Same eight metrics, scored against the same benchmark, ranked against a $400kbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Bairnsdale

    VIC · 3875
    46Average
    Median
    $370k
    5y growth
    6.2%/yr
    BalancedStable but fully priced

  2. Newborough

    VIC · 3825
    49Average
    Median
    $386k
    5y growth
    8.6%/yr
    GrowthStable but fully priced

  3. Moe

    VIC · 3825
    53Average
    Median
    $339k
    5y growth
    10.1%/yr
    GrowthStable entry point

Metric breakdown

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

Metric · weight
Bairnsdale
Newborough
Moe
Capital growth (5y)
weight 22%
626.2%/yr
868.6%/yr
10010.1%/yr
Rental yield
weight 13%
763.8%
623.1%
613.1%
Rental demand
weight 10%
402.4%
402.4%
402.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
5213.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
77% under cap
44% under cap
1515% under cap
Supply tightening
weight 8%
25+5.0% YoY
25+5.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Bairnsdale

    1/8
    • Rental yield

  2. Newborough

    0/8

    No outright lead on any single dimension.

  3. Moe

    2/8
    • Capital growth (5y)
    • Affordability

Why Bairnsdale

Stable but fully priced

population +7.8% (5y), 3.8% gross yield.

Drivers
  • Population growth+7.8% (5y)
  • Rental yield3.8%
  • Capital growth6.2%/yr
Risks
  • At top of budget (93% of cap)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley215.4 kmConstruction · 2035

Why Newborough

Stable but fully priced

8.6%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth8.6%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.1%
Risks
  • At top of budget (96% of cap)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley104.6 kmConstruction · 2035

Why Moe

Stable entry point

10.1%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth10.1%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.1%
Risks
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley101.9 kmConstruction · 2035