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Ivanhoe East vs Sunshine West vs Braybrook — 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. Sunshine West

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

  3. Braybrook

    VIC · 3019
    51Average
    Median
    $715k
    5y growth
    2.0%/yr
    BalancedLate-cycle hold

Metric breakdown

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

Metric · weight
Ivanhoe East
Sunshine West
Braybrook
Capital growth (5y)
weight 22%
121.2%/yr
111.1%/yr
202.0%/yr
Rental yield
weight 13%
572.8%
542.7%
452.3%
Rental demand
weight 10%
681.3%
651.4%
681.3%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
6817.0%
6416.0%
8421.0%
Construction pipeline
weight 15%
100$11.0bn
77$3.8bn
42$2.1bn
Affordability
weight 8%
88% under cap
2626% under cap
2121% under cap
Supply tightening
weight 8%
85-7.0% 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. Ivanhoe East

    2/8
    • Rental yield
    • Construction pipeline

  2. Sunshine West

    1/8
    • Affordability

  3. Braybrook

    2/8
    • Capital growth (5y)
    • Income growth

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 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 Braybrook

Late-cycle hold

listings tightening 7.0% YoY, incomes +21.0% (5y).

Drivers
  • Supply tightening-7.0% YoY
  • Income growth+21.0% (5y)
  • Population growth+7.8% (5y)
  • Tight rentals1.3%
Risks
  • Thin gross yield (2.3%)
  • Modest 5y growth (2.0%/yr)

Construction ·Melbourne Airport Rail — Sunshine Hub2.3 kmApproved · 2033