Back to results

Ellenbrook vs Sunshine West vs Springfield Lakes — 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. Ellenbrook

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

  2. Sunshine West

    VIC · 3020
    53Average
    Median
    $670k
    5y growth
    1.1%/yr
    BalancedStable entry point

  3. Springfield Lakes

    QLD · 4300
    65Strong
    Median
    $745k
    5y growth
    13.5%/yr
    GrowthStable entry point

Metric breakdown

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

Metric · weight
Ellenbrook
Sunshine West
Springfield Lakes
Capital growth (5y)
weight 22%
10011.8%/yr
111.1%/yr
10013.5%/yr
Rental yield
weight 13%
613.1%
542.7%
572.9%
Rental demand
weight 10%
701.2%
651.4%
701.2%
Population growth
weight 12%
10012.6%
787.8%
10010.0%
Income growth
weight 12%
6416.0%
6416.0%
7218.0%
Construction pipeline
weight 15%
0–
77$3.8bn
0–
Affordability
weight 8%
3434% under cap
2626% under cap
1717% under cap
Supply tightening
weight 8%
70-4.0% YoY
80-6.0% YoY
85-7.0% YoY

Winner per dimension

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

  1. Ellenbrook

    2/8
    • Rental yield
    • Affordability

  2. Sunshine West

    1/8
    • Construction pipeline

  3. Springfield Lakes

    2/8
    • 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 Sunshine West

Stable entry point

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

Drivers
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Infrastructure pipeline$3.8bn nearby
  • Tight rentals1.4%
Risks
  • Modest 5y growth (1.1%/yr)

Construction ·Melbourne Airport Rail — Sunshine Hub1.4 kmApproved · 2033

Why Springfield Lakes

Stable entry point

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
  • No major construction project in this state

Construction ·Cross River Rail — Boggo Road22.7 kmConstruction · 2026