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Newborough vs Sunnycliffs vs Heywood — 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. Newborough

    VIC · 3825
    49Average
    Median
    $386k
    5y growth
    8.6%/yr
    GrowthStable but fully priced

  2. Sunnycliffs

    VIC · 3496
    39Below trend
    Median
    $289k
    5y growth
    4.7%/yr
    YieldThin market · illiquid

  3. Heywood

    VIC · 3304
    34Below trend
    Median
    $275k
    5y growth
    9.1%/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
Newborough
Sunnycliffs
Heywood
Capital growth (5y)
weight 22%
868.6%/yr
474.7%/yr
919.1%/yr
Rental yield
weight 13%
623.1%
884.4%
683.4%
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
2828% under cap
3131% 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. Newborough

    0/8

    No outright lead on any single dimension.

  2. Sunnycliffs

    1/8
    • Rental yield

  3. Heywood

    2/8
    • Capital growth (5y)
    • Affordability

Why Newborough

Stable but fully priced

8.6%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth8.6%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.1%
Risks
  • At top of budget (96% of cap)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley104.6 kmConstruction · 2035

Why Sunnycliffs

Thin market · illiquid

4.4% gross yield, population +7.8% (5y).

Drivers
  • Rental yield4.4%
  • Population growth+7.8% (5y)
Risks
  • Only 0 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub455.9 kmApproved · 2033

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