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Cohuna vs Portland vs Horsham — 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. Cohuna

    VIC · 3568
    36Below trend
    Median
    $375k
    5y growth
    12.9%/yr
    GrowthThin market · ~2k residents

  2. Portland

    VIC · 3305
    48Average
    Median
    $390k
    5y growth
    8.0%/yr
    BalancedStable but fully priced

  3. Horsham

    VIC · 3400
    40Below trend
    Median
    $306k
    5y growth
    2.6%/yr
    YieldLate-cycle hold

Metric breakdown

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

Metric · weight
Cohuna
Portland
Horsham
Capital growth (5y)
weight 22%
10012.9%/yr
808.0%/yr
262.6%/yr
Rental yield
weight 13%
512.6%
673.3%
834.2%
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%
66% under cap
33% under cap
2424% 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. Cohuna

    1/8
    • Capital growth (5y)

  2. Portland

    0/8

    No outright lead on any single dimension.

  3. Horsham

    2/8
    • Rental yield
    • Affordability

Why Cohuna

Thin market · ~2k residents

12.9%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth12.9%/yr
  • Population growth+7.8% (5y)
Risks
  • Only 2,415 residents — illiquid, slow to sell
  • At top of budget (94% of cap)

Construction ·Melbourne Airport Rail — Sunshine Hub226.1 kmApproved · 2033

Why Portland

Stable but fully priced

8.0%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth8.0%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.3%
Risks
  • At top of budget (98% of cap)
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub289.6 kmApproved · 2033

Why Horsham

Late-cycle hold

4.2% gross yield, population +7.8% (5y).

Drivers
  • Rental yield4.2%
  • Population growth+7.8% (5y)
Risks
  • Modest 5y growth (2.6%/yr)
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub262.8 kmApproved · 2033