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Longwarry vs Mandurah vs Tatura — which is best for growth?

Same eight metrics, scored against the same benchmark, ranked against a $600kbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Longwarry

    VIC · 3816
    53Average
    Median
    $550k
    5y growth
    6.3%/yr
    BalancedStable but fully priced

  2. Mandurah

    WA · 6210
    56Average
    Median
    $595k
    5y growth
    11.2%/yr
    GrowthStable but fully priced

  3. Tatura

    VIC · 3616
    53Average
    Median
    $455k
    5y growth
    10.5%/yr
    GrowthThin market · ~5k residents

Metric breakdown

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

Metric · weight
Longwarry
Mandurah
Tatura
Capital growth (5y)
weight 22%
636.3%/yr
10011.2%/yr
10010.5%/yr
Rental yield
weight 13%
623.1%
472.4%
562.8%
Rental demand
weight 10%
681.3%
502.0%
402.4%
Population growth
weight 12%
787.8%
10012.6%
787.8%
Income growth
weight 12%
6416.0%
6015.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
88% under cap
11% under cap
2424% under cap
Supply tightening
weight 8%
80-6.0% YoY
40+2.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Longwarry

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

  2. Mandurah

    1/8
    • Population growth

  3. Tatura

    1/8
    • Affordability

Why Longwarry

Stable but fully priced

listings tightening 6.0% YoY, population +7.8% (5y).

Drivers
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Tight rentals1.3%
  • Income growth+16.0% (5y)
Risks
  • At top of budget (92% of cap)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley58.6 kmConstruction · 2035

Why Mandurah

Stable but fully priced

11.2%/yr capital growth, population +12.6% (5y).

Drivers
  • Capital growth11.2%/yr
  • Population growth+12.6% (5y)
  • Income growth+15.0% (5y)
Risks
  • At top of budget (99% of cap)
  • Thin gross yield (2.4%)

Why Tatura

Thin market · ~5k residents

10.5%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth10.5%/yr
  • Population growth+7.8% (5y)
Risks
  • Only 4,955 residents — illiquid, slow to sell
  • No major construction project in this state

Construction ·North East Link — Bulleen149.0 kmConstruction · 2028