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 $1.50M

Best overall pick for you

🥇Balanced pick

Parramatta Westfield

Strong dual 3.8% yield + infrastructure tailwind with no single overextension.

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

Stable entry pointNSW · 2150$1.30M medianNear Sydney Metro West

65Strong · top 15%

View whyDetails

Drivers

Infrastructure pipeline$21.7bn nearby
Rental yield3.8%
Supply tightening-5.0% YoY
Tight rentals1.3%

Risks

No material risk flags raised by the model.

Nearby construction ·Sydney Metro West — Parramatta0.3 kmConstruction · 2030

Parramatta · scored against your filter

Open detail page →

🥈Secondary pickGrowth

Parramatta

69Strong

Early-stage growth corridor benefiting from Sydney Metro West — Parramatta and strong population inflow.

NSW · $1.50MView why

Drivers

Infrastructure pipeline$25.0bn nearby
Supply tightening-5.0% YoY
Tight rentals1.3%
Capital growth6.7%/yr

Risks

At top of budget (100% of cap)
Thin gross yield (1.5%)

Stable but fully priced

Open →

🥉Alternative 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 headroom87% under cap
Supply tightening-5.0% YoY
Tight rentals1.3%

Risks

No major construction project in this state

Stable entry · room to scale

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 Parramatta · Lower Macdonald · Parramatta Westfield side-by-side under $1.50MCompare picks

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

Explore the full ranking

All ranked suburbs

Top 30 NSW suburbs under $1.50M

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 ⭐

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$87.1B infrastructure pipeline influencing demand across key corridorsSee impact

Tier BB — SolidScore 60–7411 suburbs

#1
Parramatta Westfield
$21.7bn pipeline incl. Sydney Metro West — Parramatta, 3.8% gross yield.
Gross yield · 3.8%
$21.7bn pipeline
65
Yield🟢 Under budgetNear rail
Drivers
Infrastructure pipeline$21.7bn nearby
Rental yield3.8%
Supply tightening-5.0% YoY
Tight rentals1.3%
Risks
No material risk flags raised by the model.
Nearby construction ·Sydney Metro West — Parramatta0.3 kmConstruction · 2030
2150 · ParramattaCompare investment case
#2
Marrickville Metro
$5.6bn pipeline incl. WestConnex M4–M5 Link, 3.8% gross yield.
Gross yield · 3.8%
$5.6bn pipeline
65
Yield🟢 Under budgetNear pipeline
Drivers
Infrastructure pipeline$5.6bn nearby
Rental yield3.8%
Supply tightening-5.0% YoY
Tight rentals1.3%
Risks
No material risk flags raised by the model.
Nearby construction ·WestConnex M4–M5 Link1.6 kmRecently completed · 2024
2204 · Canterbury-BankstownCompare investment case
#3
Marrickville South
$8.8bn pipeline incl. WestConnex M4–M5 Link, 3.8% gross yield.
Gross yield · 3.8%
$8.8bn pipeline
65
Yield🟢 Under budgetNear pipeline
Drivers
Infrastructure pipeline$8.8bn nearby
Rental yield3.8%
Supply tightening-5.0% YoY
Tight rentals1.3%
Risks
No material risk flags raised by the model.
Nearby construction ·WestConnex M4–M5 Link0.7 kmRecently completed · 2024
2204 · Canterbury-BankstownCompare investment case
#4
Homebush South
$4.6bn pipeline incl. Sydney Metro West — Olympic Park, 3.8% gross yield.
Gross yield · 3.8%
$4.6bn pipeline
64
Yield🟢 Under budgetNear rail
Drivers
Infrastructure pipeline$4.6bn nearby
Rental yield3.8%
Supply tightening-5.0% YoY
Tight rentals1.3%
Risks
No material risk flags raised by the model.
Nearby construction ·Sydney Metro West — Olympic Park1.7 kmConstruction · 2030
2140 · Canada BayCompare investment case
#5
Parramatta
$25.0bn pipeline incl. Sydney Metro West — Parramatta, listings tightening 5.0% YoY.
5y growth · 6.7%/yr
$25.0bn pipeline
62
Growth🟡 Near capNear rail
Drivers
Infrastructure pipeline$25.0bn nearby
Supply tightening-5.0% YoY
Tight rentals1.3%
Capital growth6.7%/yr
Risks
At top of budget (100% of cap)
Thin gross yield (1.5%)
Nearby construction ·Sydney Metro West — Parramatta0.0 kmConstruction · 2030
2150 · ParramattaCompare investment case
#6
Liberty Grove
$5.1bn pipeline incl. Sydney Metro West — Olympic Park, listings tightening 5.0% YoY.
Growth + yield · 5.0% · 2.4%
$5.1bn pipeline
62
Balanced🟢 Under budgetNear rail
Drivers
Infrastructure pipeline$5.1bn nearby
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
Thin gross yield (2.4%)
Nearby construction ·Sydney Metro West — Olympic Park1.6 kmConstruction · 2030
2138 · Canada BayCompare investment case
#7
Sydney Olympic Park
$17.8bn pipeline incl. Sydney Metro West — Olympic Park, listings tightening 5.0% YoY.
Growth + yield · 5.0% · 2.1%
$17.8bn pipeline
61
Balanced🟢 Under budgetNear rail
Drivers
Infrastructure pipeline$17.8bn nearby
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
Thin gross yield (2.1%)
Nearby construction ·Sydney Metro West — Olympic Park0.5 kmConstruction · 2030
2127 · Canada BayCompare investment case
#8
Badgerys Creek
$11.7bn pipeline incl. Sydney Metro — Western Sydney Airport, listings tightening 5.0% YoY.
Growth + yield · 5.0% · 2.0%
$11.7bn pipeline
61
Balanced🟢 Under budgetNear rail
Drivers
Infrastructure pipeline$11.7bn nearby
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
Thin gross yield (2.0%)
Nearby construction ·Sydney Metro — Western Sydney Airport1.2 kmConstruction · 2026
2555 · PenrithCompare investment case
#9
Bradfield
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
$3.0bn pipeline
61
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
#10
Holroyd
$7.4bn pipeline incl. Sydney Metro West — Parramatta, listings tightening 5.0% YoY.
Growth + yield · 5.0% · 1.8%
$7.4bn pipeline
60
Balanced🟢 Under budgetNear rail
Drivers
Infrastructure pipeline$7.4bn nearby
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
Thin gross yield (1.8%)
Nearby construction ·Sydney Metro West — Parramatta1.8 kmConstruction · 2030
2142 · ParramattaCompare investment case
#11
Mays Hill
$11.1bn pipeline incl. Sydney Metro West — Parramatta, listings tightening 5.0% YoY.
Growth + yield · 5.0% · 1.7%
$11.1bn pipeline
60
Balanced🟢 Under budgetNear rail
Drivers
Infrastructure pipeline$11.1bn nearby
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
Thin gross yield (1.7%)
Nearby construction ·Sydney Metro West — Parramatta1.3 kmConstruction · 2030
2145 · ParramattaIn compare set

Tier CC — ModerateScore 40–5919 suburbs

#12
Homebush
$4.6bn pipeline incl. Sydney Metro West — Olympic Park, listings tightening 5.0% YoY.
Growth + yield · 5.0% · 1.9%
$4.6bn pipeline
59
Balanced🟢 Under budgetNear rail
Drivers
Infrastructure pipeline$4.6bn nearby
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
Thin gross yield (1.9%)
Nearby construction ·Sydney Metro West — Olympic Park1.7 kmConstruction · 2030
2140 · Canada BayCompare investment case
#13
Homebush West
$4.6bn pipeline incl. Sydney Metro West — Olympic Park, listings tightening 5.0% YoY.
Growth + yield · 5.0% · 1.7%
$4.6bn pipeline
59
Balanced🟢 Under budgetNear rail
Drivers
Infrastructure pipeline$4.6bn nearby
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
Thin gross yield (1.7%)
Nearby construction ·Sydney Metro West — Olympic Park1.7 kmConstruction · 2030
2140 · Canada BayCompare investment case
#14
Rosehill
$5.9bn pipeline incl. Sydney Metro West — Parramatta, listings tightening 5.0% YoY.
Growth + yield · 5.0% · 1.6%
$5.9bn pipeline
59
Balanced🟢 Under budgetNear rail
Drivers
Infrastructure pipeline$5.9bn nearby
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
Thin gross yield (1.6%)
Nearby construction ·Parramatta Light Rail Stage 21.6 kmApproved · 2031
2142 · ParramattaCompare investment case
#15
Harris Park
$12.4bn pipeline incl. Sydney Metro West — Parramatta, listings tightening 5.0% YoY.
Growth + yield · 5.0% · 1.4%
$12.4bn pipeline
59
Balanced🟢 Under budgetNear rail
Drivers
Infrastructure pipeline$12.4bn nearby
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
Thin gross yield (1.4%)
Nearby construction ·Sydney Metro West — Parramatta1.2 kmConstruction · 2030
2150 · ParramattaCompare investment case
#16
Angus
8.1% gross yield, 85% under your cap.
Gross yield · 8.1%
1.3% vacancy
59
Yield🟢 Under budget
Drivers
Rental yield8.1%
Budget headroom85% 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
#17
Lower Macdonald
8.3% gross yield, 87% under your cap.
Gross yield · 8.3%
1.3% vacancy
59
Yield🟢 Under budget
Drivers
Rental yield8.3%
Budget headroom87% 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
#18
Homebush Bay
3.8% gross yield, listings tightening 5.0% YoY.
Gross yield · 3.8%
$2.4bn pipeline
57
Yield🟢 Under budgetNear rail
Drivers
Rental yield3.8%
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No material risk flags raised by the model.
Nearby construction ·Sydney Metro West — Olympic Park2.1 kmConstruction · 2030
2127 · Canada BayCompare investment case
#19
Camellia
3.8% gross yield, listings tightening 5.0% YoY.
Gross yield · 3.8%
$2.4bn pipeline
57
Yield🟢 Under budgetNear rail
Drivers
Rental yield3.8%
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No material risk flags raised by the model.
Nearby construction ·Parramatta Light Rail Stage 20.8 kmApproved · 2031
2142 · ParramattaCompare investment case
#20
Clyde
listings tightening 5.0% YoY, 3.5% gross yield.
Growth + yield · 5.0% · 3.5%
$2.6bn pipeline
57
Balanced🟢 Under budgetNear rail
Drivers
Supply tightening-5.0% YoY
Rental yield3.5%
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No material risk flags raised by the model.
Nearby construction ·Parramatta Light Rail Stage 21.8 kmApproved · 2031
2142 · ParramattaCompare investment case
#21
Granville
$4.4bn pipeline incl. Sydney Metro West — Parramatta, listings tightening 5.0% YoY.
Growth + yield · 5.0% · 1.5%
$4.4bn pipeline
57
Balanced🟡 Near capNear rail
Drivers
Infrastructure pipeline$4.4bn nearby
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
At top of budget (91% of cap)
Thin gross yield (1.5%)
Nearby construction ·Sydney Metro West — Parramatta2.3 kmConstruction · 2030
2142 · ParramattaCompare investment case
#22
Wolli Creek
listings tightening 5.0% YoY, $3.6bn pipeline incl. WestConnex M4–M5 Link.
Growth + yield · 5.0% · 2.2%
$3.6bn pipeline
57
Balanced🟢 Under budgetNear pipeline
Drivers
Supply tightening-5.0% YoY
Infrastructure pipeline$3.6bn nearby
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
Thin gross yield (2.2%)
Nearby construction ·WestConnex M4–M5 Link2.2 kmRecently completed · 2024
2205 · Bayside (NSW)Compare investment case
#23
Undercliffe
$4.2bn pipeline incl. WestConnex M4–M5 Link, listings tightening 5.0% YoY.
Growth + yield · 5.0% · 1.1%
$4.2bn pipeline
56
Balanced🟢 Under budgetNear pipeline
Drivers
Infrastructure pipeline$4.2bn nearby
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
Thin gross yield (1.1%)
Nearby construction ·WestConnex M4–M5 Link2.0 kmRecently completed · 2024
2206 · Canterbury-BankstownCompare investment case
#24
Wentworth Port
4.0% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.0%
$1.3bn pipeline
55
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
#25
Penrith
7.8%/yr capital growth, listings tightening 5.0% YoY.
5y growth · 7.8%/yr
1.3% vacancy
54
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
#26
Liverpool
8.4%/yr capital growth, listings tightening 4.0% YoY.
5y growth · 8.4%/yr
1.3% vacancy
54
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
#27
Menangle Park
3.8% gross yield, listings tightening 5.0% YoY.
Gross yield · 3.8%
1.3% vacancy
54
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
#28
Turrella
listings tightening 5.0% YoY, tight 1.3% vacancy.
Growth + yield · 5.0% · 2.1%
$2.1bn pipeline
52
Balanced🟢 Under budgetNear pipeline
Drivers
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Income growth+16.0% (5y)
Risks
Thin gross yield (2.1%)
Nearby construction ·WestConnex M4–M5 Link2.9 kmRecently completed · 2024
2205 · Bayside (NSW)Compare investment case
#29
Dolans Bay
4.2% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.2%
1.3% vacancy
52
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
#30
Port Hacking
4.1% gross yield, listings tightening 4.0% YoY.
Gross yield · 4.1%
1.3% vacancy
52
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

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 1/3Mays Hill

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Your recommended picks

Top 30 NSW suburbs under $1.50M

Tier BB — Solid·Score 60–74·11 suburbs

Tier CC — Moderate·Score 40–59·19 suburbs

Sydney Metro West — Parramatta

Sydney Metro West — Olympic Park

WestConnex M4–M5 Link

Tier BB — SolidScore 60–7411 suburbs

Tier CC — ModerateScore 40–5919 suburbs