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West Footscray vs Springfield Lakes vs Tuart Hill — 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. West Footscray

    VIC · 3012
    47Average
    Median
    $755k
    5y growth
    -0.8%/yr
    BalancedLate-cycle hold

  2. Springfield Lakes

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

  3. Tuart Hill

    WA · 6060
    63Strong
    Median
    $845k
    5y growth
    9.8%/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
West Footscray
Springfield Lakes
Tuart Hill
Capital growth (5y)
weight 22%
0-0.8%/yr
10013.5%/yr
989.8%/yr
Rental yield
weight 13%
482.4%
572.9%
392.0%
Rental demand
weight 10%
651.4%
701.2%
751.0%
Population growth
weight 12%
787.8%
10010.0%
10012.6%
Income growth
weight 12%
6416.0%
7218.0%
7218.0%
Construction pipeline
weight 15%
63$3.1bn
0–
0–
Affordability
weight 8%
1616% under cap
1717% under cap
66% under cap
Supply tightening
weight 8%
80-6.0% YoY
85-7.0% YoY
95-9.0% YoY

Winner per dimension

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

  1. West Footscray

    1/8
    • Construction pipeline

  2. Springfield Lakes

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

  3. Tuart Hill

    2/8
    • Rental demand
    • Supply tightening

Why West Footscray

Late-cycle hold

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

Drivers
  • Supply tightening-6.0% YoY
  • Population growth+7.8% (5y)
  • Tight rentals1.4%
  • Income growth+16.0% (5y)
Risks
  • Thin gross yield (2.4%)
  • Modest 5y growth (-0.8%/yr)

Construction ·West Gate Tunnel2.2 kmConstruction · 2025

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 Tuart 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-9.0% YoY
  • Tight rentals1.0%
Risks
  • At top of budget (94% of cap)
  • Thin gross yield (2.0%)