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 $400k

Best overall pick for you

🥇Balanced pick

Angus

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

Why it wins · Most balanced profile in your filter — +2 pts over Stawell.

Stable entry · room to scaleNSW · 2765$225k median

56Moderate

View whyDetails

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

Penrith · scored against your filter

Open detail page →

🥈Secondary pickYield

Lower Macdonald

76Standout

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

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 · room to scale

Open →

🥉Alternative pickGrowth

Morwell

65Strong

11.9%/yr capital growth with population +7.8% over five years.

VIC · $314kView why

Drivers

Capital growth11.9%/yr
Population growth+7.8% (5y)
Rental yield3.6%

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 Morwell · Lower Macdonald · Angus side-by-side under $400kCompare picks

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

Explore the full ranking

All ranked suburbs

Top 30 AU suburbs under $400k

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

$134.3B infrastructure pipeline influencing demand across key corridorsSee impact

Tier CC — ModerateScore 40–5926 suburbs

#1
Angus
8.1% gross yield, listings tightening 5.0% YoY.
Gross yield · 8.1%
1.3% vacancy
56
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 full (3)
#2
Lower Macdonald
8.3% gross yield, listings tightening 5.0% YoY.
Gross yield · 8.3%
1.3% vacancy
56
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 full (3)
#3
Morwell
11.9%/yr capital growth, population +7.8% (5y).
5y growth · 11.9%/yr
11.9%/yr 5y growth
55
Growth🟢 Under budget
Drivers
Capital growth11.9%/yr
Population growth+7.8% (5y)
Rental yield3.6%
Risks
No major construction project in this state
Closest construction ·Suburban Rail Loop East — Glen Waverley116.0 kmConstruction · 2035
3840 · Latrobe (Vic.)Compare full (3)
#4
Stawell
10.8%/yr capital growth, population +7.8% (5y).
5y growth · 10.8%/yr
10.8%/yr 5y growth
54
Growth🟢 Under budget
Drivers
Capital growth10.8%/yr
Population growth+7.8% (5y)
Rental yield3.5%
Risks
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub198.9 kmApproved · 2033
3380 · Northern GrampiansCompare full (3)
#5
Ararat
8.9%/yr capital growth, 3.9% gross yield.
Growth + yield · 8.9% · 3.9%
8.9%/yr 5y growth
53
Balanced🟢 Under budget
Drivers
Capital growth8.9%/yr
Rental yield3.9%
Population growth+7.8% (5y)
Risks
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub176.5 kmApproved · 2033
3377 · Northern GrampiansCompare full (3)
#6
Churchill
13.3%/yr capital growth, population +7.8% (5y).
5y growth · 13.3%/yr
13.3%/yr 5y growth
53
Growth🟢 Under budget
Drivers
Capital growth13.3%/yr
Population growth+7.8% (5y)
Rental yield3.5%
Risks
Only 4,924 residents — illiquid, slow to sell
No major construction project in this state
Closest construction ·Suburban Rail Loop East — Glen Waverley120.0 kmConstruction · 2035
3842 · Latrobe (Vic.)Compare full (3)
#7
Hamilton
11.4%/yr capital growth, population +7.8% (5y).
5y growth · 11.4%/yr
11.4%/yr 5y growth
53
Growth🟡 Near cap
Drivers
Capital growth11.4%/yr
Population growth+7.8% (5y)
Rental yield3.4%
Risks
At top of budget (90% of cap)
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub247.3 kmApproved · 2033
3300 · Southern GrampiansCompare full (3)
#8
Moe
10.1%/yr capital growth, population +7.8% (5y).
5y growth · 10.1%/yr
10.1%/yr 5y growth
53
Growth🟢 Under budget
Drivers
Capital growth10.1%/yr
Population growth+7.8% (5y)
Rental yield3.1%
Risks
No major construction project in this state
Closest construction ·Suburban Rail Loop East — Glen Waverley101.9 kmConstruction · 2035
3825 · WellingtonCompare full (3)
#9
Mooroopna
9.8%/yr capital growth, population +7.8% (5y).
5y growth · 9.8%/yr
9.8%/yr 5y growth
52
Growth🟡 Near cap
Drivers
Capital growth9.8%/yr
Population growth+7.8% (5y)
Rental yield3.3%
Risks
At top of budget (99% of cap)
No major construction project in this state
Closest construction ·North East Link — Bulleen156.2 kmConstruction · 2028
3629 · Greater SheppartonCompare full (3)
#10
Red Cliffs
13.0%/yr capital growth, population +7.8% (5y).
5y growth · 13.0%/yr
13.0%/yr 5y growth
52
Growth🟡 Near cap
Drivers
Capital growth13.0%/yr
Population growth+7.8% (5y)
Rental yield3.1%
Risks
At top of budget (100% of cap)
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub454.0 kmApproved · 2033
3496 · MilduraCompare full (3)
#11
Maryborough
8.2%/yr capital growth, population +7.8% (5y).
Growth + yield · 8.2% · 3.6%
8.2%/yr 5y growth
50
Balanced🟢 Under budget
Drivers
Capital growth8.2%/yr
Population growth+7.8% (5y)
Rental yield3.6%
Risks
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub126.4 kmApproved · 2033
3465 · Mount AlexanderIn compare set
#12
Murray Bridge
9.2%/yr capital growth, population +6.5% (5y).
5y growth · 9.2%/yr
9.2%/yr 5y growth
49
Growth🟡 Near cap
Drivers
Capital growth9.2%/yr
Population growth+6.5% (5y)
Rental yield3.2%
Risks
At top of budget (99% of cap)
No major construction project in this state
5253 · Murray BridgeCompare full (3)
#13
Newborough
8.6%/yr capital growth, population +7.8% (5y).
5y growth · 8.6%/yr
8.6%/yr 5y growth
49
Growth🟡 Near cap
Drivers
Capital growth8.6%/yr
Population growth+7.8% (5y)
Rental yield3.1%
Risks
At top of budget (96% of cap)
No major construction project in this state
Closest construction ·Suburban Rail Loop East — Glen Waverley104.6 kmConstruction · 2035
3825 · WellingtonCompare full (3)
#14
Port Augusta
7.4%/yr capital growth, 3.4% gross yield.
Growth + yield · 7.4% · 3.4%
7.4%/yr 5y growth
48
Balanced🟢 Under budget
Drivers
Capital growth7.4%/yr
Rental yield3.4%
Population growth+6.5% (5y)
Risks
No major construction project in this state
5700 · Port AugustaCompare full (3)
#15
Kerang
9.3%/yr capital growth, 3.9% gross yield.
Growth + yield · 9.3% · 3.9%
9.3%/yr 5y growth
48
Balanced🟢 Under budget
Drivers
Capital growth9.3%/yr
Rental yield3.9%
Population growth+7.8% (5y)
Risks
Only 3,960 residents — illiquid, slow to sell
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub241.3 kmApproved · 2033
3579 · Swan HillCompare full (3)
#16
Portland
8.0%/yr capital growth, population +7.8% (5y).
Growth + yield · 8.0% · 3.3%
8.0%/yr 5y growth
48
Balanced🟡 Near cap
Drivers
Capital growth8.0%/yr
Population growth+7.8% (5y)
Rental yield3.3%
Risks
At top of budget (98% of cap)
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub289.6 kmApproved · 2033
3305 · GlenelgCompare full (3)
#17
Cobram
population +7.8% (5y), 7.4%/yr capital growth.
Growth + yield · 7.4% · 3.3%
7.4%/yr 5y growth
47
Balanced🟡 Near cap
Drivers
Population growth+7.8% (5y)
Capital growth7.4%/yr
Rental yield3.3%
Risks
At top of budget (97% of cap)
No major construction project in this state
Closest construction ·North East Link — Bulleen207.0 kmConstruction · 2028
3643 · MoiraCompare full (3)
#18
Travancore
5.2% gross yield, listings tightening 7.0% YoY.
Gross yield · 5.2%
1.3% vacancy
47
Yield🟢 Under budget
Drivers
Rental yield5.2%
Supply tightening-7.0% YoY
Income growth+21.0% (5y)
Population growth+7.8% (5y)
Risks
Modest 5y growth (-3.9%/yr)
No major construction project in this state
Closest construction ·Metro Tunnel — Parkville Station2.2 kmRecently completed · 2025
3032 · MaribyrnongCompare full (3)
#19
Kalgoorlie
population +12.6% (5y), 3.9% gross yield.
Growth + yield · 7.2% · 3.9%
+12.6% population (5y)
46
Balanced🟡 Near cap
Drivers
Population growth+12.6% (5y)
Rental yield3.9%
Capital growth7.2%/yr
Income growth+15.0% (5y)
Risks
Only 3,711 residents — illiquid, slow to sell
At top of budget (99% of cap)
6430 · Kalgoorlie-BoulderCompare full (3)
#20
Mount Gambier
8.2%/yr capital growth, population +6.5% (5y).
5y growth · 8.2%/yr
8.2%/yr 5y growth
46
Growth🟡 Near cap
Drivers
Capital growth8.2%/yr
Population growth+6.5% (5y)
Risks
At top of budget (99% of cap)
No major construction project in this state
5290 · Mount GambierIn compare set
#21
Bairnsdale
population +7.8% (5y), 3.8% gross yield.
Growth + yield · 6.2% · 3.8%
6.2%/yr 5y growth
46
Balanced🟡 Near cap
Drivers
Population growth+7.8% (5y)
Rental yield3.8%
Capital growth6.2%/yr
Risks
At top of budget (93% of cap)
No major construction project in this state
Closest construction ·Suburban Rail Loop East — Glen Waverley215.4 kmConstruction · 2035
3875 · East GippslandCompare full (3)
#22
Caulfield East
5.2% gross yield, listings tightening 6.0% YoY.
Gross yield · 5.2%
1.4% vacancy
46
Yield🟢 Under budget
Drivers
Rental yield5.2%
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Income growth+19.0% (5y)
Risks
Modest 5y growth (-10.3%/yr)
No major construction project in this state
Closest construction ·Metro Tunnel — Anzac Station7.5 kmRecently completed · 2025
3145 · Glen EiraCompare full (3)
#23
Broken Hill
4.6% gross yield, population +6.5% (5y).
Gross yield · 4.6%
4.6% yield
45
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 full (3)
#24
Whyalla
4.2% gross yield, 7.2%/yr capital growth.
Growth + yield · 7.2% · 4.2%
7.2%/yr 5y growth
42
Balanced🟢 Under budget
Drivers
Rental yield4.2%
Capital growth7.2%/yr
Population growth+6.5% (5y)
Risks
Only 3,609 residents — illiquid, slow to sell
No major construction project in this state
5600 · WhyallaCompare full (3)
#25
Horsham
4.2% gross yield, population +7.8% (5y).
Gross yield · 4.2%
2.6%/yr 5y growth
40
Yield🟢 Under budget
Drivers
Rental yield4.2%
Population growth+7.8% (5y)
Risks
Modest 5y growth (2.6%/yr)
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub262.8 kmApproved · 2033
3400 · HorshamIn compare set
#26
Warracknabeal
15.9%/yr capital growth, population +7.8% (5y).
5y growth · 15.9%/yr
15.9%/yr 5y growth
40
Growth🟢 Under budget
Drivers
Capital growth15.9%/yr
Population growth+7.8% (5y)
Rental yield3.8%
Risks
Only 2,359 residents — illiquid, slow to sell
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub275.6 kmApproved · 2033
3393 · HindmarshCompare full (3)

Tier DD — Below trendScore <404 suburbs

#27
Merbein
11.2%/yr capital growth, population +7.8% (5y).
5y growth · 11.2%/yr
11.2%/yr 5y growth
39
Growth🟢 Under budget
Drivers
Capital growth11.2%/yr
Population growth+7.8% (5y)
Rental yield3.1%
Risks
Only 2,770 residents — illiquid, slow to sell
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub474.5 kmApproved · 2033
3505 · MilduraCompare full (3)
#28
Robinvale
population +7.8% (5y), 3.6% gross yield.
Growth + yield · 6.4% · 3.6%
6.4%/yr 5y growth
39
Balanced🟢 Under budget
Drivers
Population growth+7.8% (5y)
Rental yield3.6%
Capital growth6.4%/yr
Risks
Only 3,497 residents — illiquid, slow to sell
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub400.5 kmApproved · 2033
3549 · Swan HillCompare full (3)
#29
Rochester
9.3%/yr capital growth, population +7.8% (5y).
5y growth · 9.3%/yr
9.3%/yr 5y growth
39
Growth🟡 Near cap
Drivers
Capital growth9.3%/yr
Population growth+7.8% (5y)
Risks
Only 3,154 residents — illiquid, slow to sell
At top of budget (99% of cap)
Closest construction ·Melbourne Airport Rail — Sunshine Hub158.3 kmApproved · 2033
3561 · CampaspeCompare full (3)
#30
Sunnycliffs
4.4% gross yield, population +7.8% (5y).
Gross yield · 4.4%
4.7%/yr 5y growth
39
Yield🟢 Under budget
Drivers
Rental yield4.4%
Population growth+7.8% (5y)
Risks
Only 0 residents — illiquid, slow to sell
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub455.9 kmApproved · 2033
3496 · MilduraCompare full (3)

Decision driver · 8 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 $134.3B national 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

$134.3bn

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 national infrastructure list (8)

Compare 3/3HorshamMount GambierMaryborough

Compare investment cases

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

Your recommended picks

Top 30 AU suburbs under $400k

Tier CC — Moderate·Score 40–59·26 suburbs

Tier DD — Below trend·Score <40·4 suburbs

Sydney Metro West — Parramatta

Sydney Metro West — Olympic Park

WestConnex M4–M5 Link

Tier CC — ModerateScore 40–5926 suburbs

Tier DD — Below trendScore <404 suburbs