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Gungahlin vs West Footscray vs Bonnie Brook — 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. Gungahlin

    ACT · 2912
    57Average
    Median
    $845k
    5y growth
    8.2%/yr
    GrowthStable but fully priced

  2. West Footscray

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

  3. Bonnie Brook

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

Metric breakdown

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

Metric · weight
Gungahlin
West Footscray
Bonnie Brook
Capital growth (5y)
weight 22%
828.2%/yr
0-0.8%/yr
10016.5%/yr
Rental yield
weight 13%
552.8%
482.4%
603.0%
Rental demand
weight 10%
681.3%
651.4%
651.4%
Population growth
weight 12%
919.1%
787.8%
787.8%
Income growth
weight 12%
6817.0%
6416.0%
6416.0%
Construction pipeline
weight 15%
0–
63$3.1bn
0–
Affordability
weight 8%
66% under cap
1616% under cap
2727% under cap
Supply tightening
weight 8%
70-4.0% 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. Gungahlin

    3/8
    • Rental demand
    • Population growth
    • Income growth

  2. West Footscray

    1/8
    • Construction pipeline

  3. Bonnie Brook

    3/8
    • Capital growth (5y)
    • Rental yield
    • Affordability

Why Gungahlin

Stable but fully priced

population +9.1% (5y), 8.2%/yr capital growth.

Drivers
  • Population growth+9.1% (5y)
  • Capital growth8.2%/yr
  • Supply tightening-4.0% YoY
  • Income growth+17.0% (5y)
Risks
  • At top of budget (94% of cap)
  • 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

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