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Ivanhoe East vs Noarlunga vs Bonnie Brook — which is best for infrastructure?

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. Ivanhoe East

    VIC · 3079
    57Average
    Median
    $828k
    5y growth
    1.2%/yr
    YieldStable but fully priced

  2. Noarlunga

    SA · 5168
    64Strong
    Median
    $545k
    5y growth
    10.8%/yr
    BalancedStable entry point

  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
Ivanhoe East
Noarlunga
Bonnie Brook
Capital growth (5y)
weight 22%
121.2%/yr
10010.8%/yr
10016.5%/yr
Rental yield
weight 13%
572.8%
884.4%
603.0%
Rental demand
weight 10%
681.3%
701.2%
651.4%
Population growth
weight 12%
787.8%
656.5%
787.8%
Income growth
weight 12%
6817.0%
6015.0%
6416.0%
Construction pipeline
weight 15%
100$11.0bn
0–
0–
Affordability
weight 8%
88% under cap
3939% under cap
2727% under cap
Supply tightening
weight 8%
85-7.0% YoY
70-4.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Ivanhoe East

    3/8
    • Income growth
    • Construction pipeline
    • Supply tightening

  2. Noarlunga

    3/8
    • Rental yield
    • Rental demand
    • Affordability

  3. Bonnie Brook

    0/8

    No outright lead on any single dimension.

Why Ivanhoe East

Stable but fully priced

$11.0bn pipeline incl. North East Link — Bulleen, listings tightening 7.0% YoY.

Drivers
  • Infrastructure pipeline$11.0bn nearby
  • Supply tightening-7.0% YoY
  • Population growth+7.8% (5y)
  • Income growth+17.0% (5y)
Risks
  • At top of budget (92% of cap)
  • Modest 5y growth (1.2%/yr)

Construction ·North East Link — Bulleen0.9 kmConstruction · 2028

Why Noarlunga

Stable entry point

10.8%/yr capital growth, 4.4% gross yield.

Drivers
  • Capital growth10.8%/yr
  • Rental yield4.4%
  • 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