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

Bradfield

Strong dual 4.0% yield + infrastructure tailwind with no single overextension.

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

Stable entry pointNSW · 2556$1.00M medianNear Sydney Metro

59Moderate

View whyDetails

Drivers

Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)

Risks

No material risk flags raised by the model.

Nearby construction ·Sydney Metro — Western Sydney Airport4.1 kmConstruction · 2026

Camden · scored against your filter

Open detail page →

🥈Secondary pickYield

Lower Macdonald

80Standout

8.3% yield in a tight rental market — 1.3% vacancy backs the cashflow.

NSW · $195kView why

Drivers

Rental yield8.3%
Budget headroom84% under cap
Supply tightening-5.0% YoY
Tight rentals1.3%

Risks

No major construction project in this state

Stable entry · room to scale

Open →

🥉Alternative pickGrowth

Liverpool

58Moderate

8.4%/yr capital growth with population +6.5% over five years.

NSW · $945kView why

Drivers

Capital growth8.4%/yr
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)

Risks

Thin gross yield (2.0%)
No major construction project in this state

Growth-led, low cashflow

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 Liverpool · Lower Macdonald · Bradfield 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 NSW 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

$87.1B infrastructure pipeline influencing demand across key corridorsSee impact

Tier CC — ModerateScore 40–5930 suburbs

#1
Bradfield
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
$3.0bn pipeline
59
Yield🟢 Under budgetNear rail
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No material risk flags raised by the model.
Nearby construction ·Sydney Metro — Western Sydney Airport4.1 kmConstruction · 2026
2556 · CamdenCompare investment case
#2
Angus
8.1% gross yield, 81% under your cap.
Gross yield · 8.1%
1.3% vacancy
59
Yield🟢 Under budget
Drivers
Rental yield8.1%
Budget headroom81% under cap
Supply tightening-5.0% YoY
Tight rentals1.3%
Risks
No major construction project in this state
Closest construction ·M12 Motorway19.5 kmConstruction · 2026
2765 · PenrithCompare investment case
#3
Lower Macdonald
8.3% gross yield, 84% under your cap.
Gross yield · 8.3%
1.3% vacancy
59
Yield🟢 Under budget
Drivers
Rental yield8.3%
Budget headroom84% under cap
Supply tightening-5.0% YoY
Tight rentals1.3%
Risks
No major construction project in this state
Closest construction ·Sydney Metro West — Parramatta50.2 kmConstruction · 2030
2775 · The HillsCompare investment case
#4
Wentworth Port
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
$1.3bn pipeline
54
Yield🟢 Under budgetNear rail
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No material risk flags raised by the model.
Nearby construction ·Sydney Metro West — Olympic Park2.3 kmConstruction · 2030
2177 · FairfieldCompare investment case
#5
Penrith
7.8%/yr capital growth, listings tightening 5.0% YoY.
5y growth · 7.8%/yr
1.3% vacancy
53
Growth🟢 Under budget
Drivers
Capital growth7.8%/yr
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
Thin gross yield (2.2%)
No major construction project in this state
Closest construction ·M12 Motorway14.7 kmConstruction · 2026
2750 · PenrithCompare investment case
#6
Liverpool
8.4%/yr capital growth, listings tightening 4.0% YoY.
5y growth · 8.4%/yr
1.3% vacancy
53
Growth🟢 Under budget
Drivers
Capital growth8.4%/yr
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
Thin gross yield (2.0%)
No major construction project in this state
Closest construction ·Sydney Metro West — Parramatta13.8 kmConstruction · 2030
2170 · LiverpoolCompare investment case
#7
Menangle Park
3.8% gross yield, listings tightening 5.0% YoY.
Gross yield · 3.8%
1.3% vacancy
53
Yield🟢 Under budget
Drivers
Rental yield3.8%
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·Sydney Metro — Western Sydney Airport24.8 kmConstruction · 2026
2563 · Campbelltown (NSW)Compare investment case
#8
West Tamworth
listings tightening 5.0% YoY, tight 1.3% vacancy.
Growth + yield · 5.0% · 2.9%
1.3% vacancy
51
Balanced🟢 Under budget
Drivers
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Income growth+16.0% (5y)
Risks
No major construction project in this state
Closest construction ·Sydney Metro West — Parramatta302.0 kmConstruction · 2030
2340 · Liverpool PlainsCompare investment case
#9
Bringelly
listings tightening 4.0% YoY, tight 1.3% vacancy.
Growth + yield · 5.0% · 3.1%
1.3% vacancy
51
Balanced🟢 Under budget
Drivers
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Rental yield3.1%
Risks
No material risk flags raised by the model.
Closest construction ·Sydney Metro — Western Sydney Airport6.7 kmConstruction · 2026
2556 · CamdenIn compare set
#10
Casula Mall
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·M12 Motorway14.8 kmConstruction · 2026
2170 · FairfieldCompare investment case
#11
Liverpool South
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·Sydney Metro West — Parramatta14.8 kmConstruction · 2030
2170 · FairfieldCompare investment case
#12
Liverpool Westfield
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·Sydney Metro West — Parramatta13.6 kmConstruction · 2030
2170 · FairfieldCompare investment case
#13
Len Waters Estate
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·M12 Motorway9.1 kmConstruction · 2026
2171 · LiverpoolCompare investment case
#14
Hurstville Westfield
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link7.8 kmRecently completed · 2024
2220 · Georges RiverCompare investment case
#15
Sylvania Southgate
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link12.1 kmRecently completed · 2024
2224 · SutherlandCompare investment case
#16
Caravan Head
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link11.5 kmRecently completed · 2024
2225 · SutherlandCompare investment case
#17
Dolans Bay
4.2% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.2%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.2%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link17.2 kmRecently completed · 2024
2229 · SutherlandCompare investment case
#18
Lilli Pilli
4.2% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.2%
1.3% vacancy
50
Yield🟡 Near cap
Drivers
Rental yield4.2%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
At top of budget (92% of cap)
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link18.0 kmRecently completed · 2024
2229 · SutherlandCompare investment case
#19
Port Hacking
4.1% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.1%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.1%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link17.9 kmRecently completed · 2024
2229 · SutherlandCompare investment case
#20
Warumbul
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link15.4 kmRecently completed · 2024
2229 · SutherlandCompare investment case
#21
Audley
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link20.3 kmRecently completed · 2024
2232 · SutherlandCompare investment case
#22
Bonnie Vale
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link20.3 kmRecently completed · 2024
2232 · SutherlandCompare investment case
#23
Garie
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link29.9 kmRecently completed · 2024
2232 · SutherlandCompare investment case
#24
Goarra
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link20.3 kmRecently completed · 2024
2232 · SutherlandCompare investment case
#25
Jibbon
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link20.3 kmRecently completed · 2024
2232 · SutherlandCompare investment case
#26
Marley
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link20.3 kmRecently completed · 2024
2232 · SutherlandCompare investment case
#27
Palona
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link20.3 kmRecently completed · 2024
2232 · SutherlandCompare investment case
#28
Uloola
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link20.3 kmRecently completed · 2024
2232 · SutherlandIn compare set
#29
Yenabilli
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield4.0%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link20.3 kmRecently completed · 2024
2232 · SutherlandCompare investment case
#30
Woronora Heights
3.9% gross yield, listings tightening 4.0% YoY.
Gross yield · 3.9%
1.3% vacancy
50
Yield🟢 Under budget
Drivers
Rental yield3.9%
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·WestConnex M4–M5 Link17.6 kmRecently completed · 2024
2233 · SutherlandCompare investment case

Decision driver · 7 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 $87.1B NSW 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

$87.1bn

Construction

Approved

Planned

Top 3 by value

metro
Sydney Metro West — Parramatta
$25.0bn
Construction · 2030
metro
Sydney Metro West — Olympic Park
$25.0bn
Construction · 2030
road
WestConnex M4–M5 Link
$16.8bn
Recently completed · 2024

See full NSW infrastructure list (7)

Compare 2/3UloolaBringelly

Compare investment cases

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

Your recommended picks

Top 30 NSW suburbs under $1.20M

Tier CC — Moderate·Score 40–59·30 suburbs

Sydney Metro West — Parramatta

Sydney Metro West — Olympic Park

WestConnex M4–M5 Link

Tier CC — ModerateScore 40–5930 suburbs