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

Sunshine West

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

Why it wins · Most balanced profile in your filter — +3 pts over Logan Central.

Stable entry pointVIC · 3020$670k medianNear Melbourne Airport Rail

56Moderate

View whyDetails

Drivers

Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Infrastructure pipeline$3.8bn nearby
Tight rentals1.4%

Risks

Modest 5y growth (1.1%/yr)

Nearby construction ·Melbourne Airport Rail — Sunshine Hub1.4 kmApproved · 2033

Brimbank · 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

Noarlunga

73Strong

4.4% yield in a tight rental market — 1.2% vacancy backs the cashflow.

SA · $545kView why

Drivers

Capital growth10.8%/yr
Rental yield4.4%
Tight rentals1.2%
Supply tightening-4.0% YoY

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 Morley · Noarlunga · Sunshine West 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 ⭐

Mode effect ·Sunshine West moved from #88 #1 with infrastructure weighting.

Sort

$134.3B infrastructure pipeline influencing demand across key corridorsSee impact

Tier CC — ModerateScore 40–5930 suburbs

#1
Sunshine West
listings tightening 6.0% YoY, population +7.8% (5y).
Growth + yield · 1.1% · 2.7%
$3.8bn pipeline
56
Balanced🟢 Under budgetNear rail
Drivers
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Infrastructure pipeline$3.8bn nearby
Tight rentals1.4%
Risks
Modest 5y growth (1.1%/yr)
Nearby construction ·Melbourne Airport Rail — Sunshine Hub1.4 kmApproved · 2033
3020 · BrimbankCompare investment case
#2
Logan Central
population +10.0% (5y), 9.4%/yr capital growth.
5y growth · 9.4%/yr
1.2% vacancy
53
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
#3
Forest Lake
12.8%/yr capital growth, population +10.0% (5y).
5y growth · 12.8%/yr
1.2% vacancy
53
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 · BrisbaneCompare investment case
#4
Springfield Lakes
13.5%/yr capital growth, population +10.0% (5y).
5y growth · 13.5%/yr
1.2% vacancy
53
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
#5
Morley
10.4%/yr capital growth, population +12.6% (5y).
5y growth · 10.4%/yr
1.0% vacancy
53
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
#6
Ellenbrook
11.8%/yr capital growth, population +12.6% (5y).
5y growth · 11.8%/yr
1.2% vacancy
53
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
#7
Midland
10.5%/yr capital growth, population +12.6% (5y).
5y growth · 10.5%/yr
1.2% vacancy
53
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 · SwanIn compare set
#8
Junction Village
12.4%/yr capital growth, listings tightening 6.0% YoY.
5y growth · 12.4%/yr
1.3% vacancy
53
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
#9
Armadale
11.8%/yr capital growth, population +12.6% (5y).
5y growth · 11.8%/yr
1.2% vacancy
52
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
#10
Rockingham
11.4%/yr capital growth, population +12.6% (5y).
5y growth · 11.4%/yr
1.2% vacancy
52
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
52
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
Noarlunga
10.8%/yr capital growth, 4.4% gross yield.
Growth + yield · 10.8% · 4.4%
1.2% vacancy
52
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
#13
Mambourin
11.7%/yr capital growth, listings tightening 6.0% YoY.
5y growth · 11.7%/yr
1.4% vacancy
52
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
#14
Currambine
11.2%/yr capital growth, population +12.6% (5y).
5y growth · 11.2%/yr
1.2% vacancy
51
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
#15
Cannington
10.8%/yr capital growth, population +12.6% (5y).
5y growth · 10.8%/yr
1.2% vacancy
51
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
#16
Deanside
14.5%/yr capital growth, listings tightening 6.0% YoY.
5y growth · 14.5%/yr
1.4% vacancy
51
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
#17
Wodonga
listings tightening 8.0% YoY, incomes +22.0% (5y).
Growth + yield · 7.9% · 3.0%
1.2% vacancy
51
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
#18
Joondalup
10.8%/yr capital growth, population +12.6% (5y).
5y growth · 10.8%/yr
1.2% vacancy
50
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
#19
Bonnie Brook
16.5%/yr capital growth, listings tightening 6.0% YoY.
5y growth · 16.5%/yr
1.4% vacancy
50
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
#20
Kew East
listings tightening 6.0% YoY, population +7.8% (5y).
Gross yield · 3.8%
$2.5bn pipeline
50
Yield🟢 Under budgetNear pipeline
Drivers
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Income growth+19.0% (5y)
Rental yield3.8%
Risks
Modest 5y growth (-7.8%/yr)
Nearby construction ·North East Link — Bulleen3.0 kmConstruction · 2028
3102 · BoroondaraCompare investment case
#21
Elizabeth
11.8%/yr capital growth, listings tightening 5.0% YoY.
5y growth · 11.8%/yr
1.3% vacancy
49
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
#22
Munno Para
11.2%/yr capital growth, listings tightening 5.0% YoY.
5y growth · 11.2%/yr
1.3% vacancy
49
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
#23
Braybrook
listings tightening 7.0% YoY, incomes +21.0% (5y).
Growth + yield · 2.0% · 2.3%
$2.1bn pipeline
49
Balanced🟢 Under budgetNear rail
Drivers
Supply tightening-7.0% YoY
Income growth+21.0% (5y)
Population growth+7.8% (5y)
Tight rentals1.3%
Risks
Thin gross yield (2.3%)
Modest 5y growth (2.0%/yr)
Nearby construction ·Melbourne Airport Rail — Sunshine Hub2.3 kmApproved · 2033
3019 · MaribyrnongIn compare set
#24
West Footscray
listings tightening 6.0% YoY, population +7.8% (5y).
Growth + yield · -0.8% · 2.4%
$3.1bn pipeline
49
Balanced🟡 Near capNear pipeline
Drivers
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Tight rentals1.4%
Income growth+16.0% (5y)
Risks
At top of budget (94% of cap)
Thin gross yield (2.4%)
Nearby construction ·West Gate Tunnel2.2 kmConstruction · 2025
3012 · BrimbankCompare investment case
#25
Salisbury
10.8%/yr capital growth, listings tightening 5.0% YoY.
5y growth · 10.8%/yr
1.3% vacancy
48
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
#26
Gawler
10.5%/yr capital growth, listings tightening 5.0% YoY.
5y growth · 10.5%/yr
1.3% vacancy
48
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
#27
Para Hills
10.2%/yr capital growth, listings tightening 5.0% YoY.
5y growth · 10.2%/yr
1.3% vacancy
48
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
#28
Morphett Vale
10.5%/yr capital growth, tight 1.2% vacancy.
5y growth · 10.5%/yr
1.2% vacancy
48
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
#29
Macgregor
population +9.1% (5y), 8.2%/yr capital growth.
Growth + yield · 8.2% · 3.5%
1.4% vacancy
48
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 · CanberraCompare investment case
#30
Albion
listings tightening 6.0% YoY, population +7.8% (5y).
Growth + yield · 1.1% · 2.2%
$2.6bn pipeline
48
Balanced🟢 Under budgetNear rail
Drivers
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Tight rentals1.4%
Income growth+16.0% (5y)
Risks
Thin gross yield (2.2%)
Modest 5y growth (1.1%/yr)
Nearby construction ·Melbourne Airport Rail — Sunshine Hub1.9 kmApproved · 2033
3020 · BrimbankCompare 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.

Live ranking effect

Sunshine West moved from #88 → #1 once we doubled the weight on the construction pipeline.

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 2/3MidlandBraybrook

Compare investment cases

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

Your recommended picks

Top 30 AU suburbs under $800k

Tier CC — Moderate·Score 40–59·30 suburbs

Sydney Metro West — Parramatta

Sydney Metro West — Olympic Park

WestConnex M4–M5 Link

Tier CC — ModerateScore 40–5930 suburbs