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Long Gully vs Bairnsdale vs Cohuna — 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. Long Gully

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

  2. Bairnsdale

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

  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
Long Gully
Bairnsdale
Cohuna
Capital growth (5y)
weight 22%
656.5%/yr
626.2%/yr
10012.9%/yr
Rental yield
weight 13%
683.4%
763.8%
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
77% 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. Long Gully

    0/8

    No outright lead on any single dimension.

  2. Bairnsdale

    2/8
    • Rental yield
    • Affordability

  3. Cohuna

    1/8
    • Capital growth (5y)

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 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 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