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Braybrook vs Bonnie Brook vs Mambourin — which is best for growth?

Same eight metrics, scored against the same benchmark, ranked against a $900kbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Braybrook

    VIC · 3019
    51Average
    Median
    $715k
    5y growth
    2.0%/yr
    BalancedLate-cycle hold

  2. Bonnie Brook

    VIC · 3335
    62Strong
    Median
    $660k
    5y growth
    16.5%/yr
    GrowthStable entry point

  3. Mambourin

    VIC · 3024
    63Strong
    Median
    $574k
    5y growth
    11.7%/yr
    GrowthStable entry point

Metric breakdown

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

Metric · weight
Braybrook
Bonnie Brook
Mambourin
Capital growth (5y)
weight 22%
202.0%/yr
10016.5%/yr
10011.7%/yr
Rental yield
weight 13%
452.3%
603.0%
663.3%
Rental demand
weight 10%
681.3%
651.4%
651.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
8421.0%
6416.0%
6416.0%
Construction pipeline
weight 15%
42$2.1bn
0–
0–
Affordability
weight 8%
2121% under cap
2727% under cap
3636% under cap
Supply tightening
weight 8%
85-7.0% YoY
80-6.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Braybrook

    4/8
    • Rental demand
    • Income growth
    • Construction pipeline
    • Supply tightening

  2. Bonnie Brook

    0/8

    No outright lead on any single dimension.

  3. Mambourin

    2/8
    • Rental yield
    • Affordability

Why Braybrook

Late-cycle hold

listings tightening 7.0% YoY, incomes +21.0% (5y).

Drivers
  • Supply tightening-7.0% YoY
  • Income growth+21.0% (5y)
  • Population growth+7.8% (5y)
  • Tight rentals1.3%
Risks
  • Thin gross yield (2.3%)
  • Modest 5y growth (2.0%/yr)

Construction ·Melbourne Airport Rail — Sunshine Hub2.3 kmApproved · 2033

Why Bonnie Brook

Stable entry point

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
  • No major construction project in this state

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

Why Mambourin

Stable entry point

11.7%/yr capital growth, listings tightening 6.0% YoY.

Drivers
  • Capital growth11.7%/yr
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Rental yield3.3%
Risks
  • No major construction project in this state

Construction ·Melbourne Airport Rail — Sunshine Hub23.7 kmApproved · 2033