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Dandenong vs Mooroopna vs Maffra — 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.

  1. Dandenong

    VIC · 3175
    52Average
    Median
    $745k
    5y growth
    6.9%/yr
    GrowthStable but fully priced

  2. Mooroopna

    VIC · 3629
    56Average
    Median
    $395k
    5y growth
    9.8%/yr
    GrowthStable entry · room to scale

  3. Maffra

    VIC · 3860
    53Average
    Median
    $498k
    5y growth
    14.3%/yr
    GrowthStable entry point

Metric breakdown

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

Metric · weight
Dandenong
Mooroopna
Maffra
Capital growth (5y)
weight 22%
696.9%/yr
989.8%/yr
10014.3%/yr
Rental yield
weight 13%
452.2%
663.3%
522.6%
Rental demand
weight 10%
681.3%
402.4%
402.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
6416.0%
5213.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
77% under cap
5151% under cap
3838% under cap
Supply tightening
weight 8%
80-6.0% 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. Dandenong

    3/8
    • Rental demand
    • Income growth
    • Supply tightening

  2. Mooroopna

    2/8
    • Rental yield
    • Affordability

  3. Maffra

    1/8
    • Capital growth (5y)

Why Dandenong

Stable but fully priced

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

Drivers
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Capital growth6.9%/yr
  • Tight rentals1.3%
Risks
  • At top of budget (93% of cap)
  • Thin gross yield (2.2%)

Construction ·Suburban Rail Loop East — Clayton10.8 kmConstruction · 2035

Why Mooroopna

Stable entry · room to scale

9.8%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth9.8%/yr
  • Population growth+7.8% (5y)
  • Rental yield3.3%
Risks
  • No major construction project in this state

Construction ·North East Link — Bulleen156.2 kmConstruction · 2028

Why Maffra

Stable entry point

14.3%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth14.3%/yr
  • Population growth+7.8% (5y)
Risks
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley160.3 kmConstruction · 2035