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Sunshine vs Bunyip vs Shepparton — 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. Sunshine

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

  2. Bunyip

    VIC · 3815
    54Average
    Median
    $705k
    5y growth
    7.1%/yr
    GrowthGrowth-led, low cashflow

  3. Shepparton

    VIC · 3630
    55Average
    Median
    $480k
    5y growth
    11.2%/yr
    GrowthStable entry · room to scale

Metric breakdown

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

Metric · weight
Sunshine
Bunyip
Shepparton
Capital growth (5y)
weight 22%
757.5%/yr
717.1%/yr
10011.2%/yr
Rental yield
weight 13%
432.1%
472.4%
592.9%
Rental demand
weight 10%
651.4%
681.3%
402.4%
Population growth
weight 12%
787.8%
787.8%
787.8%
Income growth
weight 12%
6416.0%
6416.0%
5213.0%
Construction pipeline
weight 15%
100$9.1bn
0–
0–
Affordability
weight 8%
88% under cap
2222% under cap
4747% under cap
Supply tightening
weight 8%
80-6.0% YoY
80-6.0% YoY
25+5.0% YoY

Winner per dimension

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

  1. Sunshine

    1/8
    • Construction pipeline

  2. Bunyip

    1/8
    • Rental demand

  3. Shepparton

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

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 Bunyip

Growth-led, low cashflow

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

Drivers
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Capital growth7.1%/yr
  • Tight rentals1.3%
Risks
  • Thin gross yield (2.4%)
  • No major construction project in this state

Construction ·Suburban Rail Loop East — Glen Waverley54.3 kmConstruction · 2035

Why Shepparton

Stable entry · room to scale

11.2%/yr capital growth, population +7.8% (5y).

Drivers
  • Capital growth11.2%/yr
  • Population growth+7.8% (5y)
Risks
  • No major construction project in this state

Construction ·North East Link — Bulleen156.9 kmConstruction · 2028