How does NextSuburb rank Australian suburbs?

We score every suburb 0–100 across eight investment-grade signals — capital growth, population growth, supply tightening, rental yield, vacancy rate, income growth, infrastructure pipeline exposure and affordability headroom — then weight them by the strategy you choose (Growth, Balanced, or Yield).

What data sources do you use?

ABS, ATO, SQM Research, Domain, realestate.com.au and the infrastructure portals of every state and territory. Full list and update cadence on /sources.

Is NextSuburb financial advice?

No. NextSuburb is a screening tool. Scores describe how well a suburb fits a filter today — not a forecast and not a recommendation to buy.

How often is the data updated?

Full dataset rebuilt monthly. Listings, vacancy and rent monthly. ABS and ATO annually. Infrastructure quarterly.

Why is NextSuburb free?

Because the data underneath it is mostly public. We'll launch a paid pro tier with saved alerts and deeper analytics — the core suburb screen will stay free.

Best Australian suburbs to invest in.

Name: NextSuburb AU Suburb Investment Index
Creator: NextSuburb
License: https://creativecommons.org/licenses/by/4.0/

Tell us your budget and strategy. Get the three best suburbs for your filter in 30 seconds — scored across eight investment-grade signals. Free. No signup.

9,375 suburbs · ABS · ATO · SQM Research · Domain · realestate.com.au · State infrastructure authorities

Your recommended picks

Best buys under $1.20M

Best overall pick for you

🥇Balanced pick

Fortitude Valley

Strong dual 10.8%/yr growth + infrastructure tailwind with no single overextension.

Why it wins · Most balanced profile in your filter — +1 pts over Geebung.

Stable but fully pricedQLD · 4006$1.09M medianNear Cross River Rail

67Strong · top 15%

View whyDetails

Drivers

Capital growth10.8%/yr
Population growth+10.0% (5y)
Income growth+20.0% (5y)
Supply tightening-6.0% YoY

Risks

At top of budget (91% of cap)
Thin gross yield (1.9%)

Nearby construction ·Cross River Rail — Roma Street1.9 kmConstruction · 2026

Brisbane · scored against your filter

Open detail page →

🥈Secondary pickGrowth

Annerley

79Standout

Early-stage growth corridor benefiting from Cross River Rail — Boggo Road and strong population inflow.

QLD · $1.15MView why

Drivers

Capital growth10.8%/yr
Population growth+10.0% (5y)
Supply tightening-7.0% YoY
Income growth+18.0% (5y)

Risks

At top of budget (95% of cap)
Thin gross yield (1.6%)

Stable but fully priced

Open →

🥉Alternative pickYield

Springfield Lakes

65Strong

2.9% yield in a tight rental market — 1.2% vacancy backs the cashflow.

QLD · $745kView why

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

Stable entry point

Open →

Score legend · 0–40 weak · 40–60 moderate · 60–75 strong · 75+ exceptional. Scores blend growth, yield, demand and infrastructure signals against your strategy. Full methodology →

WeakModerateStrongStandoutExceptional

040607585+

Last updated May 2026Next refresh 3 June 2026Informational only — not financial advice

Compare Annerley · Springfield Lakes · Fortitude Valley side-by-side under $1.20MCompare picks

9,375 suburbs · 0 investors this month · 0 shortlists saved

Explore the full ranking

All ranked suburbs

Top 30 QLD suburbs under $1.20M

Why am I seeing this? Ranked across every suburb that fits your filter — click any card for the full breakdown.

How is this calculated?

We score every suburb 0–100 against eight benchmarks a working buyer's agent watches: capital growth, rental yield, vacancy, listings trend, population growth, income growth, budget headroom, and the construction pipeline within reach.

The composite is a weighted average. The Top Picks above re-rank under a Growth-tilted, Yield-tilted, and Balanced scheme so each investor profile gets a single recommendation.

WeakModerateStrongStandoutExceptional

040607585+

Market mode

Base market Infrastructure-weighted ⭐

Sort

$31.1B infrastructure pipeline influencing demand across key corridorsSee impact

Tier BB — SolidScore 60–7427 suburbs

#1
Fortitude Valley
10.8%/yr capital growth, population +10.0% (5y).
5y growth · 10.8%/yr
$1.6bn pipeline
67
Growth🟡 Near capNear rail
Drivers
Capital growth10.8%/yr
Population growth+10.0% (5y)
Income growth+20.0% (5y)
Supply tightening-6.0% YoY
Risks
At top of budget (91% of cap)
Thin gross yield (1.9%)
Nearby construction ·Cross River Rail — Roma Street1.9 kmConstruction · 2026
4006 · BrisbaneIn compare set
#2
Geebung
11.8%/yr capital growth, population +10.0% (5y).
5y growth · 11.8%/yr
1.1% vacancy
67
Growth🟢 Under budget
Drivers
Capital growth11.8%/yr
Population growth+10.0% (5y)
Supply tightening-8.0% YoY
Income growth+19.0% (5y)
Risks
No major construction project in this state
Closest construction ·Cross River Rail — Roma Street12.6 kmConstruction · 2026
4034 · BrisbaneCompare investment case
#3
Annerley
10.8%/yr capital growth, population +10.0% (5y).
5y growth · 10.8%/yr
$1.9bn pipeline
67
Growth🟡 Near capNear rail
Drivers
Capital growth10.8%/yr
Population growth+10.0% (5y)
Supply tightening-7.0% YoY
Income growth+18.0% (5y)
Risks
At top of budget (95% of cap)
Thin gross yield (1.6%)
Nearby construction ·Cross River Rail — Boggo Road1.5 kmConstruction · 2026
4103 · BrisbaneCompare investment case
#4
Forest Lake
12.8%/yr capital growth, population +10.0% (5y).
5y growth · 12.8%/yr
1.2% vacancy
67
Growth🟢 Under budget
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
Closest construction ·Cross River Rail — Boggo Road15.8 kmConstruction · 2026
4078 · BrisbaneCompare investment case
#5
Springfield Lakes
13.5%/yr capital growth, population +10.0% (5y).
5y growth · 13.5%/yr
1.2% vacancy
67
Growth🟢 Under budget
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
Closest construction ·Cross River Rail — Boggo Road22.7 kmConstruction · 2026
4300 · IpswichCompare investment case
#6
Logan Central
population +10.0% (5y), 9.4%/yr capital growth.
5y growth · 9.4%/yr
1.2% vacancy
66
Growth🟢 Under budget
Drivers
Population growth+10.0% (5y)
Capital growth9.4%/yr
Supply tightening-7.0% YoY
Income growth+18.0% (5y)
Risks
No major construction project in this state
Closest construction ·Cross River Rail — Boggo Road17.9 kmConstruction · 2026
4114 · LoganCompare investment case
#7
Carseldine
12.2%/yr capital growth, population +10.0% (5y).
5y growth · 12.2%/yr
1.1% vacancy
66
Growth🟢 Under budget
Drivers
Capital growth12.2%/yr
Population growth+10.0% (5y)
Supply tightening-8.0% YoY
Income growth+19.0% (5y)
Risks
No major construction project in this state
Closest construction ·Cross River Rail — Roma Street13.1 kmConstruction · 2026
4034 · BrisbaneCompare investment case
#8
Bracken Ridge
12.4%/yr capital growth, population +10.0% (5y).
5y growth · 12.4%/yr
1.1% vacancy
66
Growth🟢 Under budget
Drivers
Capital growth12.4%/yr
Population growth+10.0% (5y)
Supply tightening-8.0% YoY
Income growth+19.0% (5y)
Risks
No major construction project in this state
Closest construction ·Cross River Rail — Roma Street16.5 kmConstruction · 2026
4017 · BrisbaneCompare investment case
#9
Aspley
11.5%/yr capital growth, population +10.0% (5y).
5y growth · 11.5%/yr
1.1% vacancy
65
Growth🟢 Under budget
Drivers
Capital growth11.5%/yr
Population growth+10.0% (5y)
Supply tightening-8.0% YoY
Income growth+19.0% (5y)
Risks
Thin gross yield (2.3%)
No major construction project in this state
Closest construction ·Cross River Rail — Roma Street11.1 kmConstruction · 2026
4034 · BrisbaneCompare investment case
#10
Chermside
11.8%/yr capital growth, population +10.0% (5y).
5y growth · 11.8%/yr
1.1% vacancy
65
Growth🟢 Under budget
Drivers
Capital growth11.8%/yr
Population growth+10.0% (5y)
Supply tightening-8.0% YoY
Income growth+19.0% (5y)
Risks
Thin gross yield (2.0%)
No major construction project in this state
Closest construction ·Cross River Rail — Roma Street9.1 kmConstruction · 2026
4032 · BrisbaneCompare investment case
#11
Stafford
11.8%/yr capital growth, population +10.0% (5y).
5y growth · 11.8%/yr
1.1% vacancy
64
Growth🟢 Under budget
Drivers
Capital growth11.8%/yr
Population growth+10.0% (5y)
Supply tightening-8.0% YoY
Income growth+19.0% (5y)
Risks
Thin gross yield (2.0%)
No major construction project in this state
Closest construction ·Cross River Rail — Roma Street6.5 kmConstruction · 2026
4053 · BrisbaneCompare investment case
#12
Greenslopes
10.5%/yr capital growth, population +10.0% (5y).
5y growth · 10.5%/yr
$1.1bn pipeline
64
Growth🟡 Near capNear rail
Drivers
Capital growth10.5%/yr
Population growth+10.0% (5y)
Supply tightening-7.0% YoY
Income growth+18.0% (5y)
Risks
At top of budget (100% of cap)
Thin gross yield (1.6%)
Nearby construction ·Cross River Rail — Boggo Road1.9 kmConstruction · 2026
4120 · BrisbaneCompare investment case
#13
Calamvale
12.4%/yr capital growth, population +10.0% (5y).
5y growth · 12.4%/yr
1.2% vacancy
64
Growth🟢 Under budget
Drivers
Capital growth12.4%/yr
Population growth+10.0% (5y)
Supply tightening-7.0% YoY
Income growth+18.0% (5y)
Risks
Thin gross yield (2.3%)
No major construction project in this state
Closest construction ·Cross River Rail — Boggo Road14.7 kmConstruction · 2026
4116 · BrisbaneCompare investment case
#14
Bowen Hills
10.5%/yr capital growth, population +10.0% (5y).
5y growth · 10.5%/yr
1.3% vacancy
63
Growth🟡 Near capNear rail
Drivers
Capital growth10.5%/yr
Population growth+10.0% (5y)
Income growth+20.0% (5y)
Supply tightening-6.0% YoY
Risks
At top of budget (95% of cap)
Thin gross yield (1.8%)
Nearby construction ·Cross River Rail — Roma Street2.8 kmConstruction · 2026
4006 · BrisbaneCompare investment case
#15
Lutwyche
10.8%/yr capital growth, population +10.0% (5y).
5y growth · 10.8%/yr
1.1% vacancy
63
Growth🟡 Near cap
Drivers
Capital growth10.8%/yr
Population growth+10.0% (5y)
Supply tightening-8.0% YoY
Income growth+19.0% (5y)
Risks
At top of budget (91% of cap)
Thin gross yield (1.9%)
Closest construction ·Cross River Rail — Roma Street5.4 kmConstruction · 2026
4030 · BrisbaneCompare investment case
#16
Wavell Heights
11.2%/yr capital growth, population +10.0% (5y).
5y growth · 11.2%/yr
1.1% vacancy
63
Growth🟡 Near cap
Drivers
Capital growth11.2%/yr
Population growth+10.0% (5y)
Supply tightening-8.0% YoY
Income growth+19.0% (5y)
Risks
At top of budget (91% of cap)
Thin gross yield (2.0%)
Closest construction ·Cross River Rail — Roma Street8.8 kmConstruction · 2026
4012 · BrisbaneCompare investment case
#17
Kedron
10.5%/yr capital growth, population +10.0% (5y).
5y growth · 10.5%/yr
1.1% vacancy
62
Growth🟡 Near cap
Drivers
Capital growth10.5%/yr
Population growth+10.0% (5y)
Supply tightening-8.0% YoY
Income growth+19.0% (5y)
Risks
At top of budget (100% of cap)
Thin gross yield (1.7%)
Closest construction ·Cross River Rail — Roma Street6.4 kmConstruction · 2026
4031 · BrisbaneCompare investment case
#18
Holland Park
11.5%/yr capital growth, population +10.0% (5y).
5y growth · 11.5%/yr
1.2% vacancy
62
Growth🟡 Near cap
Drivers
Capital growth11.5%/yr
Population growth+10.0% (5y)
Supply tightening-7.0% YoY
Income growth+18.0% (5y)
Risks
At top of budget (95% of cap)
Thin gross yield (1.8%)
Closest construction ·Cross River Rail — Boggo Road3.9 kmConstruction · 2026
4121 · BrisbaneCompare investment case
#19
Mount Gravatt
11.8%/yr capital growth, population +10.0% (5y).
5y growth · 11.8%/yr
1.2% vacancy
62
Growth🟡 Near cap
Drivers
Capital growth11.8%/yr
Population growth+10.0% (5y)
Supply tightening-7.0% YoY
Income growth+18.0% (5y)
Risks
At top of budget (91% of cap)
Thin gross yield (1.8%)
Closest construction ·Cross River Rail — Boggo Road6.8 kmConstruction · 2026
4122 · BrisbaneCompare investment case
#20
Sunnybank
12.2%/yr capital growth, population +10.0% (5y).
5y growth · 12.2%/yr
1.2% vacancy
62
Growth🟡 Near cap
Drivers
Capital growth12.2%/yr
Population growth+10.0% (5y)
Supply tightening-7.0% YoY
Income growth+18.0% (5y)
Risks
At top of budget (95% of cap)
Thin gross yield (1.8%)
Closest construction ·Cross River Rail — Boggo Road9.0 kmConstruction · 2026
4109 · BrisbaneCompare investment case
#21
Tingalpa
11.8%/yr capital growth, population +10.0% (5y).
5y growth · 11.8%/yr
1.2% vacancy
62
Growth🟢 Under budget
Drivers
Capital growth11.8%/yr
Population growth+10.0% (5y)
Supply tightening-6.0% YoY
Tight rentals1.2%
Risks
Thin gross yield (2.1%)
No major construction project in this state
Closest construction ·Brisbane 2032 Olympics Precinct6.6 kmPlanned · 2032
4173 · BrisbaneCompare investment case
#22
Wynnum
11.8%/yr capital growth, population +10.0% (5y).
5y growth · 11.8%/yr
1.2% vacancy
61
Growth🟡 Near cap
Drivers
Capital growth11.8%/yr
Population growth+10.0% (5y)
Supply tightening-6.0% YoY
Tight rentals1.2%
Risks
At top of budget (91% of cap)
Thin gross yield (1.9%)
Closest construction ·Brisbane 2032 Olympics Precinct13.8 kmPlanned · 2032
4178 · BrisbaneCompare investment case
#23
Lota
11.5%/yr capital growth, population +10.0% (5y).
5y growth · 11.5%/yr
1.2% vacancy
61
Growth🟡 Near cap
Drivers
Capital growth11.5%/yr
Population growth+10.0% (5y)
Supply tightening-6.0% YoY
Tight rentals1.2%
Risks
At top of budget (95% of cap)
Thin gross yield (1.9%)
Closest construction ·Brisbane 2032 Olympics Precinct16.1 kmPlanned · 2032
4179 · BrisbaneCompare investment case
#24
Caloundra
11.5%/yr capital growth, population +10.0% (5y).
5y growth · 11.5%/yr
1.1% vacancy
60
Growth🟢 Under budget
Drivers
Capital growth11.5%/yr
Population growth+10.0% (5y)
Tight rentals1.1%
Supply tightening-3.0% YoY
Risks
Thin gross yield (1.9%)
No major construction project in this state
Closest construction ·Cross River Rail — Roma Street75.0 kmConstruction · 2026
4551 · Sunshine CoastCompare investment case
#25
Robina
11.8%/yr capital growth, population +10.0% (5y).
5y growth · 11.8%/yr
1.2% vacancy
60
Growth🟡 Near cap
Drivers
Capital growth11.8%/yr
Population growth+10.0% (5y)
Tight rentals1.2%
Income growth+16.0% (5y)
Risks
At top of budget (95% of cap)
Thin gross yield (2.5%)
Closest construction ·Gold Coast Light Rail Stage 36.4 kmConstruction · 2025
4226 · Gold CoastIn compare set
#26
Varsity Lakes
11.5%/yr capital growth, population +10.0% (5y).
5y growth · 11.5%/yr
1.2% vacancy
60
Growth🟡 Near cap
Drivers
Capital growth11.5%/yr
Population growth+10.0% (5y)
Tight rentals1.2%
Income growth+16.0% (5y)
Risks
At top of budget (91% of cap)
Thin gross yield (2.3%)
Closest construction ·Gold Coast Light Rail Stage 36.4 kmConstruction · 2025
4227 · Gold CoastCompare investment case
#27
Birtinya
12.2%/yr capital growth, population +10.0% (5y).
5y growth · 12.2%/yr
1.1% vacancy
60
Growth🟡 Near cap
Drivers
Capital growth12.2%/yr
Population growth+10.0% (5y)
Tight rentals1.1%
Supply tightening-3.0% YoY
Risks
At top of budget (95% of cap)
Thin gross yield (2.2%)
Closest construction ·Cross River Rail — Roma Street80.4 kmConstruction · 2026
4575 · Sunshine CoastCompare investment case

Tier CC — ModerateScore 40–593 suburbs

#28
Maroochydore
11.4%/yr capital growth, population +10.0% (5y).
5y growth · 11.4%/yr
1.1% vacancy
59
Growth🟡 Near cap
Drivers
Capital growth11.4%/yr
Population growth+10.0% (5y)
Tight rentals1.1%
Supply tightening-3.0% YoY
Risks
At top of budget (91% of cap)
Thin gross yield (1.9%)
Closest construction ·Cross River Rail — Roma Street89.9 kmConstruction · 2026
4558 · Sunshine CoastCompare investment case
#29
Southport
11.8%/yr capital growth, population +10.0% (5y).
5y growth · 11.8%/yr
1.2% vacancy
59
Growth🟡 Near cap
Drivers
Capital growth11.8%/yr
Population growth+10.0% (5y)
Tight rentals1.2%
Income growth+16.0% (5y)
Risks
At top of budget (95% of cap)
Thin gross yield (1.9%)
Closest construction ·Gold Coast Light Rail Stage 37.0 kmConstruction · 2025
4215 · Gold CoastCompare investment case
#30
Buderim
11.5%/yr capital growth, population +10.0% (5y).
5y growth · 11.5%/yr
1.1% vacancy
59
Growth🟡 Near cap
Drivers
Capital growth11.5%/yr
Population growth+10.0% (5y)
Tight rentals1.1%
Supply tightening-3.0% YoY
Risks
At top of budget (100% of cap)
Thin gross yield (2.0%)
Closest construction ·Cross River Rail — Roma Street86.7 kmConstruction · 2026
4556 · Sunshine CoastCompare investment case

Decision driver · 6 projects tracked

How infrastructure changes your results

Infrastructure is the largest medium-term driver of suburb-level house prices in Australia. Every project below is mapped to a location, value, and stage — and counted against any suburb inside its impact radius.

Flip Market mode in the customizer to double the construction-pipeline weighting and see which suburbs climb the ranking. The $31.1B QLD pipeline below is what drives that effect.

What this means for prices

Expect demand uplift over the next 3–5 years as rail and connectivity projects open up new commuter catchments.

Pipeline value

$31.1bn

Construction

Approved

Planned

Top 3 by value

rail
Cross River Rail — Roma Street
$7.1bn
Construction · 2026
rail
Cross River Rail — Woolloongabba
$7.1bn
Construction · 2026
rail
Cross River Rail — Boggo Road
$7.1bn
Construction · 2026

See full QLD infrastructure list (6)

Compare 2/3Fortitude ValleyRobina

Compare investment cases

Tell us how you’d invest. We’ll do the ranking.

Your recommended picks

Top 30 QLD suburbs under $1.20M

Tier BB — Solid·Score 60–74·27 suburbs

Tier CC — Moderate·Score 40–59·3 suburbs

Cross River Rail — Roma Street

Cross River Rail — Woolloongabba

Cross River Rail — Boggo Road

Tier BB — SolidScore 60–7427 suburbs

Tier CC — ModerateScore 40–593 suburbs