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Ellenbrook vs Bonnie Brook vs Geebung — which is best for yield?

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. Ellenbrook

    WA · 6069
    65Strong
    Median
    $595k
    5y growth
    11.8%/yr
    GrowthStable entry point

  2. Bonnie Brook

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

  3. Geebung

    QLD · 4034
    65Strong
    Median
    $845k
    5y growth
    11.8%/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
Ellenbrook
Bonnie Brook
Geebung
Capital growth (5y)
weight 22%
10011.8%/yr
10016.5%/yr
10011.8%/yr
Rental yield
weight 13%
613.1%
603.0%
512.6%
Rental demand
weight 10%
701.2%
651.4%
731.1%
Population growth
weight 12%
10012.6%
787.8%
10010.0%
Income growth
weight 12%
6416.0%
6416.0%
7619.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
3434% under cap
2727% under cap
66% under cap
Supply tightening
weight 8%
70-4.0% YoY
80-6.0% YoY
90-8.0% YoY

Winner per dimension

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

  1. Ellenbrook

    2/8
    • Rental yield
    • Affordability

  2. Bonnie Brook

    0/8

    No outright lead on any single dimension.

  3. Geebung

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

Why Ellenbrook

Stable entry point

11.8%/yr capital growth, population +12.6% (5y).

Drivers
  • Capital growth11.8%/yr
  • Population growth+12.6% (5y)
  • Tight rentals1.2%
  • Supply tightening-4.0% YoY
Risks
  • No major construction project in this state

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 Geebung

Stable but fully priced

11.8%/yr capital growth, population +10.0% (5y).

Drivers
  • Capital growth11.8%/yr
  • Population growth+10.0% (5y)
  • Supply tightening-8.0% YoY
  • Income growth+19.0% (5y)
Risks
  • At top of budget (94% of cap)
  • No major construction project in this state

Construction ·Cross River Rail — Roma Street12.6 kmConstruction · 2026