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Moe vs Ivanhoe East vs Mont Albert — 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. Moe

    VIC · 3825
    57Average
    Median
    $339k
    5y growth
    10.1%/yr
    GrowthStable entry · room to scale

  2. Ivanhoe East

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

  3. Mont Albert

    VIC · 3127
    46Average
    Median
    $800k
    5y growth
    -0.2%/yr
    YieldStable entry point

Metric breakdown

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

Metric · weight
Moe
Ivanhoe East
Mont Albert
Capital growth (5y)
weight 22%
10010.1%/yr
121.2%/yr
0-0.2%/yr
Rental yield
weight 13%
613.1%
572.8%
592.9%
Rental demand
weight 10%
402.4%
681.3%
651.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
5213.0%
6817.0%
7619.0%
Construction pipeline
weight 15%
0–
100$11.0bn
40$2.0bn
Affordability
weight 8%
6262% under cap
88% under cap
1111% under cap
Supply tightening
weight 8%
25+5.0% YoY
85-7.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Moe

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

  2. Ivanhoe East

    3/8
    • Rental demand
    • Construction pipeline
    • Supply tightening

  3. Mont Albert

    1/8
    • Income growth

Why Moe

Stable entry · room to scale

10.1%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth10.1%/yr
  • Population growth+7.8% (5y)
  • Budget headroom62% under cap
  • Rental yield3.1%
Risks
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley101.9 kmConstruction · 2035

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 Mont Albert

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)
  • Tight rentals1.4%
Risks
  • Modest 5y growth (-0.2%/yr)

Construction ·Suburban Rail Loop East — Box Hill1.1 kmConstruction · 2035