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Kew East vs Sunshine vs West Footscray — 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. Kew East

    VIC · 3102
    51Average
    Median
    $645k
    5y growth
    -7.8%/yr
    YieldStable entry point

  2. Sunshine

    VIC · 3020
    68Strong
    Median
    $825k
    5y growth
    7.5%/yr
    GrowthStable but fully priced

  3. West Footscray

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

Metric breakdown

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

Metric · weight
Kew East
Sunshine
West Footscray
Capital growth (5y)
weight 22%
0-7.8%/yr
757.5%/yr
0-0.8%/yr
Rental yield
weight 13%
763.8%
432.1%
482.4%
Rental demand
weight 10%
651.4%
651.4%
651.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
7619.0%
6416.0%
6416.0%
Construction pipeline
weight 15%
50$2.5bn
100$9.1bn
63$3.1bn
Affordability
weight 8%
2828% under cap
88% under cap
1616% under cap
Supply tightening
weight 8%
80-6.0% 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. Kew East

    3/8
    • Rental yield
    • Income growth
    • Affordability

  2. Sunshine

    2/8
    • Capital growth (5y)
    • Construction pipeline

  3. West Footscray

    0/8

    No outright lead on any single dimension.

Why Kew East

Stable entry point

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

Drivers
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Income growth+19.0% (5y)
  • Rental yield3.8%
Risks
  • Modest 5y growth (-7.8%/yr)

Construction ·North East Link — Bulleen3.0 kmConstruction · 2028

Why Sunshine

Stable but fully priced

$9.1bn pipeline incl. Melbourne Airport Rail — Sunshine Hub, listings tightening 6.0% YoY.

Drivers
  • Infrastructure pipeline$9.1bn nearby
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Capital growth7.5%/yr
Risks
  • At top of budget (92% of cap)
  • Thin gross yield (2.1%)

Construction ·Melbourne Airport Rail — Sunshine Hub0.0 kmApproved · 2033

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