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Springfield Lakes vs Hamilton Hill 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. Springfield Lakes

    QLD · 4300
    65Strong
    Median
    $745k
    5y growth
    13.5%/yr
    GrowthStable entry point

  2. Hamilton Hill

    WA · 6163
    61Strong
    Median
    $845k
    5y growth
    9.8%/yr
    GrowthStable but fully priced

  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
Springfield Lakes
Hamilton Hill
Sunshine
Capital growth (5y)
weight 22%
10013.5%/yr
989.8%/yr
757.5%/yr
Rental yield
weight 13%
572.9%
392.0%
432.1%
Rental demand
weight 10%
701.2%
731.1%
651.4%
Population growth
weight 12%
10010.0%
10012.6%
787.8%
Income growth
weight 12%
7218.0%
6817.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
100$9.1bn
Affordability
weight 8%
1717% under cap
66% under cap
88% under cap
Supply tightening
weight 8%
85-7.0% 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. Springfield Lakes

    5/8
    • Capital growth (5y)
    • Rental yield
    • Income growth
    • Affordability
    • Supply tightening

  2. Hamilton Hill

    1/8
    • Rental demand

  3. Sunshine

    1/8
    • Construction pipeline

Why Springfield Lakes

Stable entry point

13.5%/yr capital growth, population +10.0% (5y).

Drivers
  • Capital growth13.5%/yr
  • Population growth+10.0% (5y)
  • Supply tightening-7.0% YoY
  • Income growth+18.0% (5y)
Risks
  • No major construction project in this state

Construction ·Cross River Rail — Boggo Road22.7 kmConstruction · 2026

Why Hamilton Hill

Stable but fully priced

population +12.6% (5y), 9.8%/yr capital growth.

Drivers
  • Population growth+12.6% (5y)
  • Capital growth9.8%/yr
  • Supply tightening-6.0% YoY
  • Tight rentals1.1%
Risks
  • At top of budget (94% of cap)
  • Thin gross yield (2.0%)

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