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Horsham vs Long Gully vs Travancore — 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. Horsham

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

  2. Long Gully

    VIC · 3550
    37Below trend
    Median
    $385k
    5y growth
    6.5%/yr
    BalancedThin market · ~3k residents

  3. Travancore

    VIC · 3032
    47Average
    Median
    $350k
    5y growth
    -3.9%/yr
    YieldLate-cycle hold

Metric breakdown

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

Metric · weight
Horsham
Long Gully
Travancore
Capital growth (5y)
weight 22%
262.6%/yr
656.5%/yr
0-3.9%/yr
Rental yield
weight 13%
834.2%
683.4%
1005.2%
Rental demand
weight 10%
402.4%
402.4%
681.3%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
5213.0%
8421.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
2424% under cap
44% under cap
1313% under cap
Supply tightening
weight 8%
25+5.0% YoY
25+5.0% YoY
85-7.0% YoY

Winner per dimension

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

  1. Horsham

    1/8
    • Affordability

  2. Long Gully

    1/8
    • Capital growth (5y)

  3. Travancore

    4/8
    • Rental yield
    • Rental demand
    • Income growth
    • Supply tightening

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

Why Long Gully

Thin market · ~3k residents

population +7.8% (5y), 3.4% gross yield.

Drivers
  • Population growth+7.8% (5y)
  • Rental yield3.4%
  • Capital growth6.5%/yr
Risks
  • Only 3,420 residents — illiquid, slow to sell
  • At top of budget (96% of cap)

Construction ·Melbourne Airport Rail — Sunshine Hub126.7 kmApproved · 2033

Why Travancore

Late-cycle hold

5.2% gross yield, listings tightening 7.0% YoY.

Drivers
  • Rental yield5.2%
  • Supply tightening-7.0% YoY
  • Income growth+21.0% (5y)
  • Population growth+7.8% (5y)
Risks
  • Modest 5y growth (-3.9%/yr)
  • No major construction project in this state

Construction ·Metro Tunnel — Parkville Station2.2 kmRecently completed · 2025