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Cobram vs Heywood vs Heyfield — 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. Cobram

    VIC · 3643
    47Average
    Median
    $389k
    5y growth
    7.4%/yr
    BalancedStable but fully priced

  2. Heywood

    VIC · 3304
    34Below trend
    Median
    $275k
    5y growth
    9.1%/yr
    GrowthThin market · ~2k residents

  3. Heyfield

    VIC · 3858
    34Below trend
    Median
    $385k
    5y growth
    14.6%/yr
    GrowthThin market · ~2k residents

Metric breakdown

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

Metric · weight
Cobram
Heywood
Heyfield
Capital growth (5y)
weight 22%
747.4%/yr
919.1%/yr
10014.6%/yr
Rental yield
weight 13%
673.3%
683.4%
572.8%
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%
33% under cap
3131% under cap
44% 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. Cobram

    0/8

    No outright lead on any single dimension.

  2. Heywood

    2/8
    • Rental yield
    • Affordability

  3. Heyfield

    1/8
    • Capital growth (5y)

Why Cobram

Stable but fully priced

population +7.8% (5y), 7.4%/yr capital growth.

Drivers
  • Population growth+7.8% (5y)
  • Capital growth7.4%/yr
  • Rental yield3.3%
Risks
  • At top of budget (97% of cap)
  • No major construction project in this state

Construction ·North East Link — Bulleen207.0 kmConstruction · 2028

Why Heywood

Thin market · ~2k residents

9.1%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth9.1%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.4%
Risks
  • Only 1,815 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub284.4 kmApproved · 2033

Why Heyfield

Thin market · ~2k residents

14.6%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth14.6%/yr
  • Population growth+7.8% (5y)
Risks
  • Only 2,050 residents — illiquid, slow to sell
  • At top of budget (96% of cap)

Construction ·Suburban Rail Loop East — Glen Waverley143.1 kmConstruction · 2035