Best Australian suburbs to invest in.

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

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Your recommended picks

Best buys under $400k

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 — +7 pts over Moree.

Watch supply easingNSW · 2880$250k median
45Moderate
Details
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 →
🥈Growth

Lower Macdonald

49Moderate
NSW · $195k
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 →
🥉Yield

Angus

75Standout
NSW · $225k
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 · 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 Lower Macdonald · Angus · Broken Hill side-by-side under $400kCompare picks

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

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All ranked suburbs

Top 30 NSW 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 marketInfrastructure-weighted ⭐
$87.1B infrastructure pipeline influencing demand across key corridorsSee impact

Tier CC — ModerateScore 40–593 suburbs

  1. #1

    Angus

    8.1% gross yield, listings tightening 5.0% YoY.

    Gross yield · 8.1%
    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 · PenrithIn compare set
  2. #2

    Lower Macdonald

    8.3% gross yield, listings tightening 5.0% YoY.

    Gross yield · 8.3%
    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 HillsIn compare set
  3. #3

    Broken Hill

    4.6% gross yield, population +6.5% (5y).

    Gross yield · 4.6%
    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 investment case

Tier DD — Below trendScore <4027 suburbs

  1. #4

    Moree

    population +6.5% (5y), 3.1% gross yield.

    Growth + yield · 5.0% · 3.1%
    38
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    • Rental yield3.1%
    Risks
    • At top of budget (98% of cap)
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro West — Parramatta496.1 kmConstruction · 2030

    2400 · GwydirCompare investment case
  2. #5

    Cootamundra

    population +6.5% (5y), 2.9% gross yield.

    Growth + yield · 5.0% · 2.9%
    38
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    Risks
    • At top of budget (100% of cap)
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro — Western Sydney Airport263.3 kmConstruction · 2026

    2590 · JuneeCompare investment case
  3. #6

    Deniliquin

    population +6.5% (5y), 3.0% gross yield.

    Growth + yield · 5.0% · 3.0%
    38
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    Risks
    • At top of budget (100% of cap)
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro — Western Sydney Airport559.3 kmConstruction · 2026

    2710 · HayCompare investment case
  4. #7

    Wellington

    population +6.5% (5y), 3.1% gross yield.

    Growth + yield · 5.0% · 3.1%
    35
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    • Rental yield3.1%
    Risks
    • Only 4,096 residents — illiquid, slow to sell
    • At top of budget (95% of cap)

    Closest construction ·Sydney Metro — Western Sydney Airport222.5 kmConstruction · 2026

    2820 · DubboCompare investment case
  5. #8

    Coonamble

    5.6% gross yield, population +6.5% (5y).

    Gross yield · 5.6%
    35
    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
  6. #9

    Coonabarabran

    3.6% gross yield, population +6.5% (5y).

    Gross yield · 3.6%
    34
    Yield🟢 Under budget
    Drivers
    • Rental yield3.6%
    • Population growth+6.5% (5y)
    Risks
    • Only 3,477 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

    Closest construction ·M12 Motorway320.2 kmConstruction · 2026

    2357 · WarrumbungleCompare investment case
  7. #10

    Lightning Ridge

    29.7% gross yield, 91% under your cap.

    Gross yield · 29.7%
    33
    Yield🟢 Under budget
    Drivers
    • Rental yield29.7%
    • Budget headroom91% 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
  8. #11

    Cobar

    population +6.5% (5y), 3.0% gross yield.

    Growth + yield · 5.0% · 3.0%
    33
    Balanced🟢 Under budget
    Drivers
    • Population growth+6.5% (5y)
    • Rental yield3.0%
    Risks
    • Only 3,603 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro — Western Sydney Airport529.5 kmConstruction · 2026

    2835 · BoganCompare investment case
  9. #12

    West Wyalong

    3.7% gross yield, population +6.5% (5y).

    Gross yield · 3.7%
    32
    Yield🟢 Under budget
    Drivers
    • Rental yield3.7%
    • Population growth+6.5% (5y)
    Risks
    • Only 3,037 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro — Western Sydney Airport326.1 kmConstruction · 2026

    2671 · ForbesCompare investment case
  10. #13

    Nyngan

    5.3% gross yield, population +6.5% (5y).

    Gross yield · 5.3%
    31
    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
  11. #14

    Gilgandra

    population +6.5% (5y), 3.1% gross yield.

    Growth + yield · 5.0% · 3.1%
    30
    Balanced🟢 Under budget
    Drivers
    • Population growth+6.5% (5y)
    • Rental yield3.1%
    Risks
    • Only 2,983 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro — Western Sydney Airport311.3 kmConstruction · 2026

    2827 · WarrenCompare investment case
  12. #15

    Condobolin

    population +6.5% (5y), 2.8% gross yield.

    Growth + yield · 5.0% · 2.8%
    30
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    Risks
    • Only 3,185 residents — illiquid, slow to sell
    • At top of budget (94% of cap)

    Closest construction ·Sydney Metro — Western Sydney Airport344.4 kmConstruction · 2026

    2877 · ForbesCompare investment case
  13. #16

    Manilla

    3.5% gross yield, population +6.5% (5y).

    Gross yield · 3.5%
    28
    Yield🟡 Near cap
    Drivers
    • Rental yield3.5%
    • Population growth+6.5% (5y)
    Risks
    • Only 2,386 residents — illiquid, slow to sell
    • At top of budget (96% of cap)

    Closest construction ·Sydney Metro West — Parramatta343.8 kmConstruction · 2030

    2346 · TamworthCompare investment case
  14. #17

    Finley

    population +6.5% (5y), 3.0% gross yield.

    Growth + yield · 5.0% · 3.0%
    28
    Balanced🟢 Under budget
    Drivers
    • Population growth+6.5% (5y)
    Risks
    • Only 2,455 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro — Western Sydney Airport511.0 kmConstruction · 2026

    2713 · MurrumbidgeeCompare investment case
  15. #18

    Collarenebri

    18.7% gross yield, 88% under your cap.

    Gross yield · 18.7%
    28
    Yield🟢 Under budget
    Drivers
    • Rental yield18.7%
    • Budget headroom88% 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
  16. #19

    Bourke

    4.2% gross yield, population +6.5% (5y).

    Gross yield · 4.2%
    28
    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
  17. #20

    Deepwater

    13.0% gross yield, 80% under your cap.

    Gross yield · 13.0%
    27
    Yield🟢 Under budget
    Drivers
    • Rental yield13.0%
    • Budget headroom80% 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 · InverellCompare investment case
  18. #21

    South Lismore

    4.3% gross yield, population +6.5% (5y).

    Gross yield · 4.3%
    27
    Yield🟡 Near cap
    Drivers
    • Rental yield4.3%
    • Population growth+6.5% (5y)
    Risks
    • Only 1,775 residents — illiquid, slow to sell
    • At top of budget (91% of cap)

    Closest construction ·Parramatta Light Rail Stage 2595.4 kmApproved · 2031

    2480 · BallinaCompare investment case
  19. #22

    Lake Cargelligo

    4.1% gross yield, population +6.5% (5y).

    Gross yield · 4.1%
    27
    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
  20. #23

    Trangie

    8.3% gross yield, 72% under your cap.

    Gross yield · 8.3%
    27
    Yield🟢 Under budget
    Drivers
    • Rental yield8.3%
    • Budget headroom72% under cap
    • Population growth+6.5% (5y)
    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
  21. #24

    Harden

    3.3% gross yield, population +6.5% (5y).

    Growth + yield · 5.0% · 3.3%
    26
    Balanced🟢 Under budget
    Drivers
    • Rental yield3.3%
    • Population growth+6.5% (5y)
    Risks
    • Only 1,900 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro — Western Sydney Airport230.5 kmConstruction · 2026

    2587 · HilltopsCompare investment case
  22. #25

    Hillston

    3.9% gross yield, population +6.5% (5y).

    Gross yield · 3.9%
    26
    Yield🟢 Under budget
    Drivers
    • Rental yield3.9%
    • Population growth+6.5% (5y)
    Risks
    • Only 1,547 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro — Western Sydney Airport483.6 kmConstruction · 2026

    2675 · CarrathoolCompare investment case
  23. #26

    Hay

    population +6.5% (5y), incomes +13.0% (5y).

    Growth + yield · 5.0% · 2.5%
    26
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    Risks
    • Only 2,300 residents — illiquid, slow to sell
    • At top of budget (91% of cap)

    Closest construction ·Sydney Metro — Western Sydney Airport546.3 kmConstruction · 2026

    2711 · Murray RiverCompare investment case
  24. #27

    Koorawatha

    7.0% gross yield, population +6.5% (5y).

    Gross yield · 7.0%
    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
  25. #28

    North Arm Cove

    5.4% gross yield, population +6.5% (5y).

    Gross yield · 5.4%
    25
    Yield🟢 Under budget
    Drivers
    • Rental yield5.4%
    • Population growth+6.5% (5y)
    Risks
    • Only 552 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Parramatta Light Rail Stage 2162.9 kmApproved · 2031

    2324 · MaitlandCompare investment case
  26. #29

    Werris Creek

    3.5% gross yield, population +6.5% (5y).

    Growth + yield · 5.0% · 3.5%
    25
    Balanced🟢 Under budget
    Drivers
    • Rental yield3.5%
    • Population growth+6.5% (5y)
    Risks
    • Only 1,478 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro West — Parramatta275.5 kmConstruction · 2030

    2341 · GunnedahCompare investment case
  27. #30

    Ashford

    4.4% gross yield, population +6.5% (5y).

    Gross yield · 4.4%
    25
    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 · InverellCompare 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
5
Approved
1
Planned
0
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 2/3Lower MacdonaldAngus
Compare investment cases