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Moe vs Newborough vs Epsom — 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. Moe

    VIC · 3825
    55Average
    Median
    $339k
    5y growth
    10.1%/yr
    GrowthStable entry · room to scale

  2. Newborough

    VIC · 3825
    51Average
    Median
    $386k
    5y growth
    8.6%/yr
    GrowthStable entry point

  3. Epsom

    VIC · 3551
    51Average
    Median
    $585k
    5y growth
    9.5%/yr
    GrowthStable but fully priced

Metric breakdown

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

Metric · weight
Moe
Newborough
Epsom
Capital growth (5y)
weight 22%
10010.1%/yr
868.6%/yr
959.5%/yr
Rental yield
weight 13%
613.1%
623.1%
603.0%
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%
4444% under cap
3636% under cap
33% 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. Moe

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

  2. Newborough

    1/8
    • Rental yield

  3. Epsom

    0/8

    No outright lead on any single dimension.

Why Moe

Stable entry · room to scale

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 Newborough

Stable entry point

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

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

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

Why Epsom

Stable but fully priced

9.5%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth9.5%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.0%
Risks
  • At top of budget (98% of cap)
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub129.1 kmApproved · 2033