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Springfield Lakes vs Morley vs Albion — 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. Springfield Lakes

    QLD · 4300
    64Strong
    Median
    $745k
    5y growth
    13.5%/yr
    GrowthStable but fully priced

  2. Morley

    WA · 6062
    65Strong
    Median
    $745k
    5y growth
    10.4%/yr
    GrowthStable but fully priced

  3. Albion

    VIC · 3020
    47Average
    Median
    $713k
    5y growth
    1.1%/yr
    BalancedLate-cycle hold

Metric breakdown

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

Metric · weight
Springfield Lakes
Morley
Albion
Capital growth (5y)
weight 22%
10013.5%/yr
10010.4%/yr
111.1%/yr
Rental yield
weight 13%
572.9%
502.5%
442.2%
Rental demand
weight 10%
701.2%
751.0%
651.4%
Population growth
weight 12%
10010.0%
10012.6%
787.8%
Income growth
weight 12%
7218.0%
7218.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
52$2.6bn
Affordability
weight 8%
77% under cap
77% under cap
1111% under cap
Supply tightening
weight 8%
85-7.0% YoY
95-9.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Springfield Lakes

    1/8
    • Rental yield

  2. Morley

    2/8
    • Rental demand
    • Supply tightening

  3. Albion

    2/8
    • Construction pipeline
    • Affordability

Why Springfield Lakes

Stable but fully priced

13.5%/yr capital growth, population +10.0% (5y).

Drivers
  • Capital growth13.5%/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 Road22.7 kmConstruction · 2026

Why Morley

Stable but fully priced

10.4%/yr capital growth, population +12.6% (5y).

Drivers
  • Capital growth10.4%/yr
  • Population growth+12.6% (5y)
  • Supply tightening-9.0% YoY
  • Tight rentals1.0%
Risks
  • At top of budget (93% of cap)
  • No major construction project in this state

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