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Elizabeth vs Bonnie Brook vs Hamilton — which is best for rental demand?

Same eight metrics, scored against the same benchmark, ranked against a $700kbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Elizabeth

    SA · 5112
    59Average
    Median
    $445k
    5y growth
    11.8%/yr
    GrowthStable entry point

  2. Bonnie Brook

    VIC · 3335
    60Strong
    Median
    $660k
    5y growth
    16.5%/yr
    GrowthStable but fully priced

  3. Hamilton

    VIC · 3300
    56Average
    Median
    $360k
    5y growth
    11.4%/yr
    GrowthStable entry · room to scale

Metric breakdown

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

Metric · weight
Elizabeth
Bonnie Brook
Hamilton
Capital growth (5y)
weight 22%
10011.8%/yr
10016.5%/yr
10011.4%/yr
Rental yield
weight 13%
542.7%
603.0%
683.4%
Rental demand
weight 10%
681.3%
651.4%
402.4%
Population growth
weight 12%
656.5%
787.8%
787.8%
Income growth
weight 12%
5614.0%
6416.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
3636% under cap
66% under cap
4949% under cap
Supply tightening
weight 8%
75-5.0% YoY
80-6.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Elizabeth

    1/8
    • Rental demand

  2. Bonnie Brook

    2/8
    • Income growth
    • Supply tightening

  3. Hamilton

    2/8
    • Rental yield
    • Affordability

Why Elizabeth

Stable entry point

11.8%/yr capital growth, listings tightening 5.0% YoY.

Drivers
  • Capital growth11.8%/yr
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
Risks
  • No major construction project in this state

Why Bonnie Brook

Stable but fully priced

16.5%/yr capital growth, listings tightening 6.0% YoY.

Drivers
  • Capital growth16.5%/yr
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Tight rentals1.4%
Risks
  • At top of budget (94% of cap)
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub18.4 kmApproved · 2033

Why Hamilton

Stable entry · room to scale

11.4%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth11.4%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.4%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub247.3 kmApproved · 2033