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 $500k

Best overall pick for you
🥇Balanced pick

West Tamworth

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

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

Stable but fully pricedNSW · 2340$500k median
47Moderate
Details
Drivers
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
  • Income growth+16.0% (5y)
Risks
  • At top of budget (100% of cap)
  • No major construction project in this state

Closest construction ·Sydney Metro West — Parramatta302.0 kmConstruction · 2030

Liverpool Plains · 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

76Standout
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 · West Tamworth side-by-side under $500kCompare picks

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

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All ranked suburbs

Top 30 NSW suburbs under $500k

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 40–596 suburbs

  1. #1

    Angus

    8.1% gross yield, listings tightening 5.0% YoY.

    Gross yield · 8.1%
    57
    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
  2. #2

    Lower Macdonald

    8.3% gross yield, listings tightening 5.0% YoY.

    Gross yield · 8.3%
    57
    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
  3. #3

    West Tamworth

    listings tightening 5.0% YoY, tight 1.3% vacancy.

    Growth + yield · 5.0% · 2.9%
    47
    Balanced🟡 Near cap
    Drivers
    • Supply tightening-5.0% YoY
    • Tight rentals1.3%
    • Population growth+6.5% (5y)
    • Income growth+16.0% (5y)
    Risks
    • At top of budget (100% of cap)
    • No major construction project in this state

    Closest construction ·Sydney Metro West — Parramatta302.0 kmConstruction · 2030

    2340 · Liverpool PlainsCompare investment case
  4. #4

    Broken Hill

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

    Gross yield · 4.6%
    46
    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 NSWIn compare set
  5. #5

    Moree

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

    Growth + yield · 5.0% · 3.1%
    40
    Balanced🟢 Under budget
    Drivers
    • Population growth+6.5% (5y)
    • Rental yield3.1%
    Risks
    • Listings up 6.0% YoY — supply easing
    • No major construction project in this state

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

    2400 · GwydirCompare investment case
  6. #6

    Deniliquin

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

    Growth + yield · 5.0% · 3.0%
    40
    Balanced🟢 Under budget
    Drivers
    • 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 Airport559.3 kmConstruction · 2026

    2710 · HayCompare investment case

Tier DD — Below trendScore <4024 suburbs

  1. #7

    West Kempsey

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

    Growth + yield · 5.0% · 3.1%
    39
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    • Rental yield3.1%
    Risks
    • At top of budget (96% of cap)
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Parramatta Light Rail Stage 2350.6 kmApproved · 2031

    2440 · Port Macquarie-HastingsCompare investment case
  2. #8

    Cootamundra

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

    Growth + yield · 5.0% · 2.9%
    39
    Balanced🟢 Under budget
    Drivers
    • 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 Airport263.3 kmConstruction · 2026

    2590 · JuneeCompare investment case
  3. #9

    Narrabri

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

    Growth + yield · 5.0% · 2.8%
    38
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    Risks
    • At top of budget (95% of cap)
    • Listings up 6.0% YoY — supply easing

    Closest construction ·M12 Motorway403.7 kmConstruction · 2026

    2390 · GwydirCompare investment case
  4. #10

    South Grafton

    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 ·Parramatta Light Rail Stage 2489.9 kmApproved · 2031

    2460 · Richmond ValleyCompare investment case
  5. #11

    Young

    population +6.5% (5y), 2.7% gross yield.

    Growth + yield · 5.0% · 2.7%
    38
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    Risks
    • At top of budget (95% of cap)
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro — Western Sydney Airport229.3 kmConstruction · 2026

    2594 · WeddinCompare investment case
  6. #12

    Glen Innes

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

    Growth + yield · 5.0% · 2.6%
    37
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    Risks
    • At top of budget (94% of cap)
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro West — Parramatta457.1 kmConstruction · 2030

    2370 · ArmidaleCompare investment case
  7. #13

    Corowa

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

    Growth + yield · 5.0% · 2.5%
    37
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    Risks
    • At top of budget (96% of cap)
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro — Western Sydney Airport460.7 kmConstruction · 2026

    2646 · BerriganCompare investment case
  8. #14

    Cowra

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

    Growth + yield · 5.0% · 2.5%
    37
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    Risks
    • At top of budget (96% of cap)
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro — Western Sydney Airport190.3 kmConstruction · 2026

    2794 · HilltopsCompare investment case
  9. #15

    Forbes

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

    Growth + yield · 5.0% · 2.5%
    37
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    Risks
    • At top of budget (97% of cap)
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro — Western Sydney Airport258.9 kmConstruction · 2026

    2871 · WeddinCompare investment case
  10. #16

    Badagarang

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

    Gross yield · 4.6%
    36
    Yield🟡 Near cap
    Drivers
    • Rental yield4.6%
    • Population growth+6.5% (5y)
    Risks
    • Only 0 residents — illiquid, slow to sell
    • At top of budget (98% of cap)

    Closest construction ·Sydney Metro — Western Sydney Airport106.4 kmConstruction · 2026

    2540 · Unincorp. Other TerritoriesCompare investment case
  11. #17

    Temora

    population +6.5% (5y), 2.7% gross yield.

    Growth + yield · 5.0% · 2.7%
    36
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    Risks
    • Only 4,706 residents — illiquid, slow to sell
    • At top of budget (94% of cap)

    Closest construction ·Sydney Metro — Western Sydney Airport301.2 kmConstruction · 2026

    2666 · CoolamonIn compare set
  12. #18

    Wellington

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

    Growth + yield · 5.0% · 3.1%
    36
    Balanced🟢 Under budget
    Drivers
    • Population growth+6.5% (5y)
    • Rental yield3.1%
    Risks
    • Only 4,096 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

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

    2820 · DubboCompare investment case
  13. #19

    Coonamble

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

    Gross yield · 5.6%
    36
    Yield🟢 Under budget
    Drivers
    • Rental yield5.6%
    • Population growth+6.5% (5y)
    • Budget headroom65% under cap
    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
  14. #20

    Coonabarabran

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

    Gross yield · 3.6%
    35
    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
  15. #21

    Narrandera

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

    Growth + yield · 5.0% · 2.3%
    34
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    Risks
    • Only 4,369 residents — illiquid, slow to sell
    • At top of budget (94% of cap)

    Closest construction ·Sydney Metro — Western Sydney Airport395.6 kmConstruction · 2026

    2700 · LeetonCompare investment case
  16. #22

    Cobar

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

    Growth + yield · 5.0% · 3.0%
    34
    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
  17. #23

    West Wyalong

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

    Gross yield · 3.7%
    33
    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
  18. #24

    Lightning Ridge

    29.7% gross yield, 93% under your cap.

    Gross yield · 29.7%
    33
    Yield🟢 Under budget
    Drivers
    • Rental yield29.7%
    • Budget headroom93% 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
  19. #25

    Quirindi

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

    Growth + yield · 5.0% · 3.0%
    32
    Balanced🟢 Under budget
    Drivers
    • Population growth+6.5% (5y)
    • Rental yield3.0%
    Risks
    • Only 3,355 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro West — Parramatta258.3 kmConstruction · 2030

    2343 · GunnedahCompare investment case
  20. #26

    Nyngan

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

    Gross yield · 5.3%
    32
    Yield🟢 Under budget
    Drivers
    • Rental yield5.3%
    • Population growth+6.5% (5y)
    • Budget headroom61% under cap
    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
  21. #27

    Gilgandra

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

    Growth + yield · 5.0% · 3.1%
    31
    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
  22. #28

    Condobolin

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

    Growth + yield · 5.0% · 2.8%
    31
    Balanced🟢 Under budget
    Drivers
    • Population growth+6.5% (5y)
    Risks
    • Only 3,185 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

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

    2877 · ForbesCompare investment case
  23. #29

    Manilla

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

    Gross yield · 3.5%
    29
    Yield🟢 Under budget
    Drivers
    • Rental yield3.5%
    • Population growth+6.5% (5y)
    Risks
    • Only 2,386 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

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

    2346 · TamworthCompare investment case
  24. #30

    South Kempsey

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

    Growth + yield · 5.0% · 3.3%
    29
    Balanced🟢 Under budget
    Drivers
    • Rental yield3.3%
    • Population growth+6.5% (5y)
    Risks
    • Only 2,604 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Parramatta Light Rail Stage 2351.1 kmApproved · 2031

    2440 · Port Macquarie-HastingsCompare 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 2/3TemoraBroken Hill
Compare investment cases