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Heyfield vs Moe vs Cohuna — which is best for yield?

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. Heyfield

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

  2. Moe

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

  3. Cohuna

    VIC · 3568
    36Below trend
    Median
    $375k
    5y growth
    12.9%/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
Heyfield
Moe
Cohuna
Capital growth (5y)
weight 22%
10014.6%/yr
10010.1%/yr
10012.9%/yr
Rental yield
weight 13%
572.8%
613.1%
512.6%
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%
44% under cap
1515% under cap
66% 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. Heyfield

    0/8

    No outright lead on any single dimension.

  2. Moe

    2/8
    • Rental yield
    • Affordability

  3. Cohuna

    0/8

    No outright lead on any single dimension.

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

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

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