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Bringelly vs Morley vs West Footscray — 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. Bringelly

    NSW · 2556
    49Average
    Median
    $837k
    5y growth
    5.0%/yr
    BalancedStable but fully priced

  2. Morley

    WA · 6062
    66Strong
    Median
    $745k
    5y growth
    10.4%/yr
    GrowthStable entry point

  3. West Footscray

    VIC · 3012
    47Average
    Median
    $755k
    5y growth
    -0.8%/yr
    BalancedLate-cycle hold

Metric breakdown

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

Metric · weight
Bringelly
Morley
West Footscray
Capital growth (5y)
weight 22%
505.0%/yr
10010.4%/yr
0-0.8%/yr
Rental yield
weight 13%
623.1%
502.5%
482.4%
Rental demand
weight 10%
681.3%
751.0%
651.4%
Population growth
weight 12%
656.5%
10012.6%
787.8%
Income growth
weight 12%
6015.0%
7218.0%
6416.0%
Construction pipeline
weight 15%
11$0.6bn
0–
63$3.1bn
Affordability
weight 8%
77% under cap
1717% under cap
1616% under cap
Supply tightening
weight 8%
70-4.0% 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. Bringelly

    1/8
    • Rental yield

  2. Morley

    6/8
    • Capital growth (5y)
    • Rental demand
    • Population growth
    • Income growth
    • Affordability
    • Supply tightening

  3. West Footscray

    1/8
    • Construction pipeline

Why Bringelly

Stable but fully priced

listings tightening 4.0% YoY, tight 1.3% vacancy.

Drivers
  • Supply tightening-4.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
  • Rental yield3.1%
Risks
  • At top of budget (93% of cap)

Construction ·Sydney Metro — Western Sydney Airport6.7 kmConstruction · 2026

Why Morley

Stable entry point

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
  • No major construction project in this state

Why West Footscray

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 (2.4%)
  • Modest 5y growth (-0.8%/yr)

Construction ·West Gate Tunnel2.2 kmConstruction · 2025