Albion vs Forest Lake — which is best for growth?

Same eight metrics, scored against the same benchmark, ranked against a $800kbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

Albion
VIC · 3020
47Average
Median
$713k
5y growth
1.1%/yr
BalancedLate-cycle hold
Forest Lake
QLD · 4078
64Strong
Median
$745k
5y growth
12.8%/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

Albion

Forest Lake

Capital growth (5y)

weight 22%

111.1%/yr

10012.8%/yr

Rental yield

weight 13%

442.2%

542.7%

Rental demand

weight 10%

651.4%

701.2%

Population growth

weight 12%

787.8%

10010.0%

Income growth

weight 12%

6416.0%

7218.0%

Construction pipeline

weight 15%

52$2.6bn

0–

Affordability

weight 8%

1111% under cap

77% under cap

Supply tightening

weight 8%

80-6.0% YoY

85-7.0% YoY

Winner per dimension

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

Albion
2/8
- Construction pipeline
- Affordability
Forest Lake
6/8
- Capital growth (5y)
- Rental yield
- Rental demand
- Population growth
- Income growth
- Supply tightening

Why Albion

Late-cycle hold

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

Drivers

Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Tight rentals1.4%
Income growth+16.0% (5y)

Risks

Thin gross yield (2.2%)
Modest 5y growth (1.1%/yr)

Construction ·Melbourne Airport Rail — Sunshine Hub1.9 kmApproved · 2033

Why Forest Lake

Stable but fully priced

12.8%/yr capital growth, population +10.0% (5y).

Drivers

Capital growth12.8%/yr
Population growth+10.0% (5y)
Supply tightening-7.0% YoY
Income growth+18.0% (5y)

Risks

At top of budget (93% of cap)
No major construction project in this state

Construction ·Cross River Rail — Boggo Road15.8 kmConstruction · 2026