Back to results

Highfields vs Kew East vs Hamilton — which is best for growth?

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. Highfields

    QLD · 4352
    52Average
    Median
    $700k
    5y growth
    8.5%/yr
    GrowthStable but fully priced

  2. Kew East

    VIC · 3102
    49Average
    Median
    $645k
    5y growth
    -7.8%/yr
    YieldStable 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
Highfields
Kew East
Hamilton
Capital growth (5y)
weight 22%
858.5%/yr
0-7.8%/yr
10011.4%/yr
Rental yield
weight 13%
613.0%
763.8%
683.4%
Rental demand
weight 10%
452.2%
651.4%
402.4%
Population growth
weight 12%
10010.0%
787.8%
787.8%
Income growth
weight 12%
5213.0%
7619.0%
5213.0%
Construction pipeline
weight 15%
0–
50$2.5bn
0–
Affordability
weight 8%
0Over cap
88% under cap
4949% under cap
Supply tightening
weight 8%
30+4.0% 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. Highfields

    1/8
    • Population growth

  2. Kew East

    5/8
    • Rental yield
    • Rental demand
    • Income growth
    • Construction pipeline
    • Supply tightening

  3. Hamilton

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

Why Highfields

Stable but fully priced

population +10.0% (5y), 8.5%/yr capital growth.

Drivers
  • Population growth+10.0% (5y)
  • Capital growth8.5%/yr
  • Rental yield3.0%
Risks
  • At top of budget (100% of cap)
  • No major construction project in this state

Construction ·Cross River Rail — Roma Street105.6 kmConstruction · 2026

Why Kew East

Stable but fully priced

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

Drivers
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Income growth+19.0% (5y)
  • Rental yield3.8%
Risks
  • At top of budget (92% of cap)
  • Modest 5y growth (-7.8%/yr)

Construction ·North East Link — Bulleen3.0 kmConstruction · 2028

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