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Nerang vs Douglas vs Sunshine — 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. Nerang

    QLD · 4211
    53Average
    Median
    $700k
    5y growth
    8.5%/yr
    GrowthStable entry point

  2. Douglas

    QLD · 4354
    53Average
    Median
    $700k
    5y growth
    8.5%/yr
    GrowthStable entry point

  3. Sunshine

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

Metric breakdown

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

Metric · weight
Nerang
Douglas
Sunshine
Capital growth (5y)
weight 22%
858.5%/yr
858.5%/yr
757.5%/yr
Rental yield
weight 13%
582.9%
532.7%
432.1%
Rental demand
weight 10%
452.2%
452.2%
651.4%
Population growth
weight 12%
10010.0%
10010.0%
787.8%
Income growth
weight 12%
5213.0%
5213.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
100$9.1bn
Affordability
weight 8%
2222% under cap
2222% under cap
88% under cap
Supply tightening
weight 8%
30+4.0% YoY
30+4.0% YoY
80-6.0% YoY

Winner per dimension

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

  1. Nerang

    1/8
    • Rental yield

  2. Douglas

    0/8

    No outright lead on any single dimension.

  3. Sunshine

    4/8
    • Rental demand
    • Income growth
    • Construction pipeline
    • Supply tightening

Why Nerang

Stable entry point

population +10.0% (5y), 8.5%/yr capital growth.

Drivers
  • Population growth+10.0% (5y)
  • Capital growth8.5%/yr
Risks
  • No major construction project in this state

Construction ·Gold Coast Light Rail Stage 311.1 kmConstruction · 2025

Why Douglas

Stable entry point

population +10.0% (5y), 8.5%/yr capital growth.

Drivers
  • Population growth+10.0% (5y)
  • Capital growth8.5%/yr
Risks
  • No major construction project in this state

Construction ·Cross River Rail — Roma Street110.1 kmConstruction · 2026

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