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Sunshine West vs Forest Lake vs Kew East — 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. Sunshine West

    VIC · 3020
    53Average
    Median
    $670k
    5y growth
    1.1%/yr
    BalancedStable entry point

  2. Forest Lake

    QLD · 4078
    65Strong
    Median
    $745k
    5y growth
    12.8%/yr
    GrowthStable entry point

  3. Kew East

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

Metric breakdown

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

Metric · weight
Sunshine West
Forest Lake
Kew East
Capital growth (5y)
weight 22%
111.1%/yr
10012.8%/yr
0-7.8%/yr
Rental yield
weight 13%
542.7%
542.7%
763.8%
Rental demand
weight 10%
651.4%
701.2%
651.4%
Population growth
weight 12%
787.8%
10010.0%
787.8%
Income growth
weight 12%
6416.0%
7218.0%
7619.0%
Construction pipeline
weight 15%
77$3.8bn
0–
50$2.5bn
Affordability
weight 8%
2626% under cap
1717% under cap
2828% under cap
Supply tightening
weight 8%
80-6.0% 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. Sunshine West

    1/8
    • Construction pipeline

  2. Forest Lake

    4/8
    • Capital growth (5y)
    • Rental demand
    • Population growth
    • Supply tightening

  3. Kew East

    3/8
    • Rental yield
    • Income growth
    • Affordability

Why Sunshine West

Stable entry point

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

Drivers
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Infrastructure pipeline$3.8bn nearby
  • Tight rentals1.4%
Risks
  • Modest 5y growth (1.1%/yr)

Construction ·Melbourne Airport Rail — Sunshine Hub1.4 kmApproved · 2033

Why Forest Lake

Stable entry point

12.8%/yr capital growth, population +10.0% (5y).

Drivers
  • Capital growth12.8%/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 Road15.8 kmConstruction · 2026

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