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 $800k

Best overall pick for you

🥇Balanced pick

Junction Village

Strong dual 12.4%/yr growth + 3.5% yield with no single overextension.

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

Stable entry · room to scaleVIC · 3977$480k median

65Strong · top 15%

View whyDetails

Drivers

Capital growth12.4%/yr
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Rental yield3.5%

Risks

No major construction project in this state

Closest construction ·Suburban Rail Loop East — Cheltenham27.5 kmConstruction · 2035

Frankston · scored against your filter

Open detail page →

🥈Secondary pickGrowth

Morley

73Strong

10.4%/yr capital growth with population +12.6% over five years.

WA · $745kView why

Drivers

Capital growth10.4%/yr
Population growth+12.6% (5y)
Supply tightening-9.0% YoY
Tight rentals1.0%

Risks

At top of budget (93% of cap)
No major construction project in this state

Stable but fully priced

Open →

🥉Alternative pickYield

Lower Macdonald

79Standout

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

NSW · $195kView why

Drivers

Rental yield8.3%
Budget headroom76% 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 Morley · Lower Macdonald · Junction Village side-by-side under $800kCompare picks

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

Explore the full ranking

All ranked suburbs

Top 30 AU suburbs under $800k

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 BB — SolidScore 60–7420 suburbs

#1
Morley
10.4%/yr capital growth, population +12.6% (5y).
5y growth · 10.4%/yr
1.0% vacancy
65
Growth🟡 Near cap
Drivers
Capital growth10.4%/yr
Population growth+12.6% (5y)
Supply tightening-9.0% YoY
Tight rentals1.0%
Risks
At top of budget (93% of cap)
No major construction project in this state
6062 · BayswaterCompare investment case
#2
Junction Village
12.4%/yr capital growth, listings tightening 6.0% YoY.
5y growth · 12.4%/yr
1.3% vacancy
65
Growth🟢 Under budget
Drivers
Capital growth12.4%/yr
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Rental yield3.5%
Risks
No major construction project in this state
Closest construction ·Suburban Rail Loop East — Cheltenham27.5 kmConstruction · 2035
3977 · FrankstonCompare investment case
#3
Logan Central
population +10.0% (5y), 9.4%/yr capital growth.
5y growth · 9.4%/yr
1.2% vacancy
64
Growth🟢 Under budget
Drivers
Population growth+10.0% (5y)
Capital growth9.4%/yr
Supply tightening-7.0% YoY
Income growth+18.0% (5y)
Risks
No major construction project in this state
Closest construction ·Cross River Rail — Boggo Road17.9 kmConstruction · 2026
4114 · LoganCompare investment case
#4
Forest Lake
12.8%/yr capital growth, population +10.0% (5y).
5y growth · 12.8%/yr
1.2% vacancy
64
Growth🟡 Near cap
Drivers
Capital growth12.8%/yr
Population growth+10.0% (5y)
Supply tightening-7.0% YoY
Income growth+18.0% (5y)
Risks
At top of budget (93% of cap)
No major construction project in this state
Closest construction ·Cross River Rail — Boggo Road15.8 kmConstruction · 2026
4078 · BrisbaneIn compare set
#5
Springfield Lakes
13.5%/yr capital growth, population +10.0% (5y).
5y growth · 13.5%/yr
1.2% vacancy
64
Growth🟡 Near cap
Drivers
Capital growth13.5%/yr
Population growth+10.0% (5y)
Supply tightening-7.0% YoY
Income growth+18.0% (5y)
Risks
At top of budget (93% of cap)
No major construction project in this state
Closest construction ·Cross River Rail — Boggo Road22.7 kmConstruction · 2026
4300 · IpswichCompare investment case
#6
Armadale
11.8%/yr capital growth, population +12.6% (5y).
5y growth · 11.8%/yr
1.2% vacancy
64
Growth🟢 Under budget
Drivers
Capital growth11.8%/yr
Population growth+12.6% (5y)
Tight rentals1.2%
Supply tightening-4.0% YoY
Risks
No major construction project in this state
6112 · ArmadaleCompare investment case
#7
Ellenbrook
11.8%/yr capital growth, population +12.6% (5y).
5y growth · 11.8%/yr
1.2% vacancy
64
Growth🟢 Under budget
Drivers
Capital growth11.8%/yr
Population growth+12.6% (5y)
Tight rentals1.2%
Supply tightening-4.0% YoY
Risks
No major construction project in this state
6069 · SwanCompare investment case
#8
Midland
10.5%/yr capital growth, population +12.6% (5y).
5y growth · 10.5%/yr
1.2% vacancy
64
Growth🟢 Under budget
Drivers
Capital growth10.5%/yr
Population growth+12.6% (5y)
Tight rentals1.2%
Supply tightening-4.0% YoY
Risks
No major construction project in this state
6056 · SwanCompare investment case
#9
Noarlunga
10.8%/yr capital growth, 4.4% gross yield.
Growth + yield · 10.8% · 4.4%
1.2% vacancy
64
Balanced🟢 Under budget
Drivers
Capital growth10.8%/yr
Rental yield4.4%
Tight rentals1.2%
Supply tightening-4.0% YoY
Risks
No major construction project in this state
5168 · OnkaparingaCompare investment case
#10
Rockingham
11.4%/yr capital growth, population +12.6% (5y).
5y growth · 11.4%/yr
1.2% vacancy
63
Growth🟢 Under budget
Drivers
Capital growth11.4%/yr
Population growth+12.6% (5y)
Tight rentals1.2%
Supply tightening-4.0% YoY
Risks
No major construction project in this state
6168 · RockinghamCompare investment case
#11
Baldivis
12.2%/yr capital growth, population +12.6% (5y).
5y growth · 12.2%/yr
1.2% vacancy
63
Growth🟢 Under budget
Drivers
Capital growth12.2%/yr
Population growth+12.6% (5y)
Tight rentals1.2%
Supply tightening-4.0% YoY
Risks
No major construction project in this state
6171 · RockinghamCompare investment case
#12
Mambourin
11.7%/yr capital growth, listings tightening 6.0% YoY.
5y growth · 11.7%/yr
1.4% vacancy
63
Growth🟢 Under budget
Drivers
Capital growth11.7%/yr
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Rental yield3.3%
Risks
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub23.7 kmApproved · 2033
3024 · MeltonCompare investment case
#13
Currambine
11.2%/yr capital growth, population +12.6% (5y).
5y growth · 11.2%/yr
1.2% vacancy
62
Growth🟡 Near cap
Drivers
Capital growth11.2%/yr
Population growth+12.6% (5y)
Tight rentals1.2%
Supply tightening-4.0% YoY
Risks
At top of budget (93% of cap)
No major construction project in this state
6028 · JoondalupCompare investment case
#14
Cannington
10.8%/yr capital growth, population +12.6% (5y).
5y growth · 10.8%/yr
1.2% vacancy
62
Growth🟢 Under budget
Drivers
Capital growth10.8%/yr
Population growth+12.6% (5y)
Tight rentals1.2%
Supply tightening-4.0% YoY
Risks
No major construction project in this state
6107 · CanningCompare investment case
#15
Deanside
14.5%/yr capital growth, listings tightening 6.0% YoY.
5y growth · 14.5%/yr
1.4% vacancy
62
Growth🟢 Under budget
Drivers
Capital growth14.5%/yr
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Tight rentals1.4%
Risks
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub16.5 kmApproved · 2033
3336 · MeltonCompare investment case
#16
Wodonga
listings tightening 8.0% YoY, incomes +22.0% (5y).
Growth + yield · 7.9% · 3.0%
1.2% vacancy
62
Balanced🟢 Under budget
Drivers
Supply tightening-8.0% YoY
Income growth+22.0% (5y)
Capital growth7.9%/yr
Population growth+7.8% (5y)
Risks
No major construction project in this state
Closest construction ·North East Link — Bulleen243.4 kmConstruction · 2028
3689 · DarebinCompare investment case
#17
Joondalup
10.8%/yr capital growth, population +12.6% (5y).
5y growth · 10.8%/yr
1.2% vacancy
61
Growth🟡 Near cap
Drivers
Capital growth10.8%/yr
Population growth+12.6% (5y)
Tight rentals1.2%
Supply tightening-4.0% YoY
Risks
At top of budget (93% of cap)
No major construction project in this state
6027 · JoondalupCompare investment case
#18
Bonnie Brook
16.5%/yr capital growth, listings tightening 6.0% YoY.
5y growth · 16.5%/yr
1.4% vacancy
61
Growth🟢 Under budget
Drivers
Capital growth16.5%/yr
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Tight rentals1.4%
Risks
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub18.4 kmApproved · 2033
3335 · MeltonCompare investment case
#19
Elizabeth
11.8%/yr capital growth, listings tightening 5.0% YoY.
5y growth · 11.8%/yr
1.3% vacancy
60
Growth🟢 Under budget
Drivers
Capital growth11.8%/yr
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
5112 · PlayfordCompare investment case
#20
Munno Para
11.2%/yr capital growth, listings tightening 5.0% YoY.
5y growth · 11.2%/yr
1.3% vacancy
60
Growth🟢 Under budget
Drivers
Capital growth11.2%/yr
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
5115 · PlayfordCompare investment case

Tier CC — ModerateScore 40–5910 suburbs

#21
Para Hills
10.2%/yr capital growth, listings tightening 5.0% YoY.
5y growth · 10.2%/yr
1.3% vacancy
59
Growth🟢 Under budget
Drivers
Capital growth10.2%/yr
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
No major construction project in this state
5096 · SalisburyCompare investment case
#22
Mandurah
11.2%/yr capital growth, population +12.6% (5y).
5y growth · 11.2%/yr
+12.6% population (5y)
58
Growth🟢 Under budget
Drivers
Capital growth11.2%/yr
Population growth+12.6% (5y)
Income growth+15.0% (5y)
Risks
Thin gross yield (2.4%)
No major construction project in this state
6210 · MandurahCompare investment case
#23
Salisbury
10.8%/yr capital growth, listings tightening 5.0% YoY.
5y growth · 10.8%/yr
1.3% vacancy
58
Growth🟢 Under budget
Drivers
Capital growth10.8%/yr
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
Thin gross yield (2.5%)
No major construction project in this state
5108 · SalisburyCompare investment case
#24
Gawler
10.5%/yr capital growth, listings tightening 5.0% YoY.
5y growth · 10.5%/yr
1.3% vacancy
58
Growth🟢 Under budget
Drivers
Capital growth10.5%/yr
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
Thin gross yield (2.3%)
No major construction project in this state
5118 · GawlerCompare investment case
#25
Morphett Vale
10.5%/yr capital growth, tight 1.2% vacancy.
5y growth · 10.5%/yr
1.2% vacancy
58
Growth🟢 Under budget
Drivers
Capital growth10.5%/yr
Tight rentals1.2%
Supply tightening-4.0% YoY
Population growth+6.5% (5y)
Risks
No major construction project in this state
5162 · OnkaparingaCompare investment case
#26
Macgregor
population +9.1% (5y), 8.2%/yr capital growth.
Growth + yield · 8.2% · 3.5%
1.4% vacancy
58
Balanced🟢 Under budget
Drivers
Population growth+9.1% (5y)
Capital growth8.2%/yr
Rental yield3.5%
Tight rentals1.4%
Risks
No major construction project in this state
2615 · CanberraIn compare set
#27
Morwell
11.9%/yr capital growth, population +7.8% (5y).
5y growth · 11.9%/yr
11.9%/yr 5y growth
58
Growth🟢 Under budget
Drivers
Capital growth11.9%/yr
Population growth+7.8% (5y)
Rental yield3.6%
Budget headroom61% under cap
Risks
No major construction project in this state
Closest construction ·Suburban Rail Loop East — Glen Waverley116.0 kmConstruction · 2035
3840 · Latrobe (Vic.)Compare investment case
#28
Angus
8.1% gross yield, listings tightening 5.0% YoY.
Gross yield · 8.1%
1.3% vacancy
58
Yield🟢 Under budget
Drivers
Rental yield8.1%
Supply tightening-5.0% YoY
Budget headroom72% under cap
Tight rentals1.3%
Risks
No major construction project in this state
Closest construction ·M12 Motorway19.5 kmConstruction · 2026
2765 · PenrithCompare investment case
#29
Lower Macdonald
8.3% gross yield, 76% under your cap.
Gross yield · 8.3%
1.3% vacancy
58
Yield🟢 Under budget
Drivers
Rental yield8.3%
Budget headroom76% 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
#30
Reynella
9.8%/yr capital growth, tight 1.2% vacancy.
5y growth · 9.8%/yr
1.2% vacancy
57
Growth🟢 Under budget
Drivers
Capital growth9.8%/yr
Tight rentals1.2%
Supply tightening-4.0% YoY
Population growth+6.5% (5y)
Risks
No major construction project in this state
5161 · OnkaparingaCompare investment case

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 2/3Forest LakeMacgregor

Compare investment cases

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

Your recommended picks

Top 30 AU suburbs under $800k

Tier BB — Solid·Score 60–74·20 suburbs

Tier CC — Moderate·Score 40–59·10 suburbs

Sydney Metro West — Parramatta

Sydney Metro West — Olympic Park

WestConnex M4–M5 Link

Tier BB — SolidScore 60–7420 suburbs

Tier CC — ModerateScore 40–5910 suburbs