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 $300k

Best overall pick for you

🥇Balanced pick

Broken Hill

Best all-rounder on the index — no single dimension dominates and none lags.

Why it wins · Most balanced profile in your filter — +9 pts over Coonamble.

Watch supply easingNSW · 2880$250k median

43Moderate

View whyDetails

Drivers

Rental yield4.6%
Population growth+6.5% (5y)

Risks

Listings up 6.0% YoY — supply easing
No major construction project in this state

Closest construction ·Sydney Metro — Western Sydney Airport892.3 kmConstruction · 2026

Unincorporated NSW · scored against your filter

Open detail page →

🥈Secondary pickGrowth

Lower Macdonald

48Moderate

Highest capital-growth tilt in your filter (5.0%/yr over 5y).

NSW · $195kView why

Drivers

Rental yield8.3%
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)

Risks

No major construction project in this state

Stable entry point

Open →

🥉Alternative pickYield

Angus

73Strong

8.1% yield in a tight rental market — 1.3% vacancy backs the cashflow.

NSW · $225kView why

Drivers

Rental yield8.1%
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (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 Lower Macdonald · Angus · Broken Hill side-by-side under $300kCompare picks

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

Explore the full ranking

All ranked suburbs

Top 20 NSW suburbs under $300k

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 40–593 suburbs

#1
Lower Macdonald
8.3% gross yield, listings tightening 5.0% YoY.
Gross yield · 8.3%
1.3% vacancy
55
Yield🟢 Under budget
Drivers
Rental yield8.3%
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 West — Parramatta50.2 kmConstruction · 2030
2775 · The HillsCompare investment case
#2
Angus
8.1% gross yield, listings tightening 5.0% YoY.
Gross yield · 8.1%
1.3% vacancy
54
Yield🟢 Under budget
Drivers
Rental yield8.1%
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
Closest construction ·M12 Motorway19.5 kmConstruction · 2026
2765 · PenrithCompare investment case
#3
Broken Hill
4.6% gross yield, population +6.5% (5y).
Gross yield · 4.6%
4.6% yield
43
Yield🟢 Under budget
Drivers
Rental yield4.6%
Population growth+6.5% (5y)
Risks
Listings up 6.0% YoY — supply easing
No major construction project in this state
Closest construction ·Sydney Metro — Western Sydney Airport892.3 kmConstruction · 2026
2880 · Unincorporated NSWCompare investment case

Tier DD — Below trendScore <4017 suburbs

#4
Coonamble
5.6% gross yield, population +6.5% (5y).
Gross yield · 5.6%
5.6% yield
34
Yield🟢 Under budget
Drivers
Rental yield5.6%
Population growth+6.5% (5y)
Risks
Only 2,666 residents — illiquid, slow to sell
Listings up 6.0% YoY — supply easing
Closest construction ·Sydney Metro — Western Sydney Airport393.0 kmConstruction · 2026
2829 · CoonambleCompare investment case
#5
Coonabarabran
3.6% gross yield, population +6.5% (5y).
Gross yield · 3.6%
5.0%/yr 5y growth
33
Yield🟡 Near cap
Drivers
Rental yield3.6%
Population growth+6.5% (5y)
Risks
Only 3,477 residents — illiquid, slow to sell
At top of budget (100% of cap)
Closest construction ·M12 Motorway320.2 kmConstruction · 2026
2357 · WarrumbungleCompare investment case
#6
Lightning Ridge
29.7% gross yield, 88% under your cap.
Gross yield · 29.7%
29.7% yield
33
Yield🟢 Under budget
Drivers
Rental yield29.7%
Budget headroom88% under cap
Population growth+6.5% (5y)
Risks
Only 1,946 residents — illiquid, slow to sell
Listings up 6.0% YoY — supply easing
Closest construction ·Sydney Metro — Western Sydney Airport559.2 kmConstruction · 2026
2834 · BrewarrinaCompare investment case
#7
Nyngan
5.3% gross yield, population +6.5% (5y).
Gross yield · 5.3%
5.3% yield
30
Yield🟢 Under budget
Drivers
Rental yield5.3%
Population growth+6.5% (5y)
Risks
Only 1,953 residents — illiquid, slow to sell
Listings up 6.0% YoY — supply easing
Closest construction ·Sydney Metro — Western Sydney Airport419.5 kmConstruction · 2026
2825 · WarrenCompare investment case
#8
Deepwater
13.0% gross yield, 73% under your cap.
Gross yield · 13.0%
13.0% yield
27
Yield🟢 Under budget
Drivers
Rental yield13.0%
Budget headroom73% under cap
Population growth+6.5% (5y)
Risks
Only 456 residents — illiquid, slow to sell
Listings up 6.0% YoY — supply easing
Closest construction ·Sydney Metro West — Parramatta492.4 kmConstruction · 2030
2371 · InverellIn compare set
#9
Trangie
8.3% gross yield, population +6.5% (5y).
Gross yield · 8.3%
8.3% yield
27
Yield🟢 Under budget
Drivers
Rental yield8.3%
Population growth+6.5% (5y)
Budget headroom62% under cap
Risks
Only 1,073 residents — illiquid, slow to sell
Listings up 6.0% YoY — supply easing
Closest construction ·Sydney Metro — Western Sydney Airport329.1 kmConstruction · 2026
2823 · WarrenCompare investment case
#10
Collarenebri
18.7% gross yield, 83% under your cap.
Gross yield · 18.7%
18.7% yield
27
Yield🟢 Under budget
Drivers
Rental yield18.7%
Budget headroom83% under cap
Population growth+6.5% (5y)
Risks
Only 634 residents — illiquid, slow to sell
Listings up 6.0% YoY — supply easing
Closest construction ·M12 Motorway556.8 kmConstruction · 2026
2833 · Moree PlainsCompare investment case
#11
Bourke
4.2% gross yield, population +6.5% (5y).
Gross yield · 4.2%
5.0%/yr 5y growth
27
Yield🟢 Under budget
Drivers
Rental yield4.2%
Population growth+6.5% (5y)
Risks
Only 1,699 residents — illiquid, slow to sell
Listings up 6.0% YoY — supply easing
Closest construction ·Sydney Metro — Western Sydney Airport618.5 kmConstruction · 2026
2840 · BrewarrinaCompare investment case
#12
Lake Cargelligo
4.1% gross yield, population +6.5% (5y).
Gross yield · 4.1%
5.0%/yr 5y growth
26
Yield🟢 Under budget
Drivers
Rental yield4.1%
Population growth+6.5% (5y)
Risks
Only 1,430 residents — illiquid, slow to sell
Listings up 6.0% YoY — supply easing
Closest construction ·Sydney Metro — Western Sydney Airport409.5 kmConstruction · 2026
2672 · LachlanCompare investment case
#13
Koorawatha
7.0% gross yield, population +6.5% (5y).
Gross yield · 7.0%
7.0% yield
26
Yield🟢 Under budget
Drivers
Rental yield7.0%
Population growth+6.5% (5y)
Risks
Only 450 residents — illiquid, slow to sell
Listings up 6.0% YoY — supply easing
Closest construction ·Sydney Metro — Western Sydney Airport199.9 kmConstruction · 2026
2807 · CowraCompare investment case
#14
Hillston
3.9% gross yield, population +6.5% (5y).
Gross yield · 3.9%
5.0%/yr 5y growth
25
Yield🟡 Near cap
Drivers
Rental yield3.9%
Population growth+6.5% (5y)
Risks
Only 1,547 residents — illiquid, slow to sell
At top of budget (98% of cap)
Closest construction ·Sydney Metro — Western Sydney Airport483.6 kmConstruction · 2026
2675 · CarrathoolCompare investment case
#15
Ashford
4.4% gross yield, population +6.5% (5y).
Gross yield · 4.4%
5.0%/yr 5y growth
24
Yield🟢 Under budget
Drivers
Rental yield4.4%
Population growth+6.5% (5y)
Risks
Only 659 residents — illiquid, slow to sell
Listings up 6.0% YoY — supply easing
Closest construction ·Sydney Metro West — Parramatta499.6 kmConstruction · 2030
2361 · InverellIn compare set
#16
Moulamein
3.9% gross yield, population +6.5% (5y).
Gross yield · 3.9%
5.0%/yr 5y growth
24
Yield🟢 Under budget
Drivers
Rental yield3.9%
Population growth+6.5% (5y)
Risks
Only 489 residents — illiquid, slow to sell
Listings up 6.0% YoY — supply easing
Closest construction ·Sydney Metro — Western Sydney Airport628.8 kmConstruction · 2026
2733 · Edward RiverCompare investment case
#17
Ungarie
population +6.5% (5y), 3.1% gross yield.
Growth + yield · 5.0% · 3.1%
5.0%/yr 5y growth
23
Balanced🟢 Under budget
Drivers
Population growth+6.5% (5y)
Rental yield3.1%
Risks
Only 396 residents — illiquid, slow to sell
Listings up 6.0% YoY — supply easing
Closest construction ·Sydney Metro — Western Sydney Airport348.9 kmConstruction · 2026
2669 · CarrathoolCompare investment case
#18
Mathoura
4.1% gross yield, population +6.5% (5y).
Gross yield · 4.1%
5.0%/yr 5y growth
23
Yield🟢 Under budget
Drivers
Rental yield4.1%
Population growth+6.5% (5y)
Risks
Only 1,002 residents — illiquid, slow to sell
Listings up 6.0% YoY — supply easing
Closest construction ·Sydney Metro — Western Sydney Airport574.5 kmConstruction · 2026
2710 · HayCompare investment case
#19
Baradine
population +6.5% (5y), 3.1% gross yield.
Growth + yield · 5.0% · 3.1%
5.0%/yr 5y growth
22
Balanced🟢 Under budget
Drivers
Population growth+6.5% (5y)
Rental yield3.1%
Risks
Only 783 residents — illiquid, slow to sell
Listings up 6.0% YoY — supply easing
Closest construction ·M12 Motorway361.6 kmConstruction · 2026
2396 · WarrumbungleCompare investment case
#20
Jerilderie
3.6% gross yield, population +6.5% (5y).
Gross yield · 3.6%
5.0%/yr 5y growth
22
Yield🟢 Under budget
Drivers
Rental yield3.6%
Population growth+6.5% (5y)
Risks
Only 922 residents — illiquid, slow to sell
Listings up 6.0% YoY — supply easing
Closest construction ·Sydney Metro — Western Sydney Airport485.9 kmConstruction · 2026
2716 · Edward RiverCompare 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 2/3AshfordDeepwater

Compare investment cases

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

Your recommended picks

Top 20 NSW suburbs under $300k

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

Tier DD — Below trend·Score <40·17 suburbs

Sydney Metro West — Parramatta

Sydney Metro West — Olympic Park

WestConnex M4–M5 Link

Tier CC — ModerateScore 40–593 suburbs

Tier DD — Below trendScore <4017 suburbs