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 $900k

Best overall pick for you

🥇Balanced pick

Mambourin

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 Wodonga.

Stable entry pointVIC · 3024$574k median

63Strong · top 15%

View whyDetails

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

Melton · scored against your filter

Open detail page →

🥈Secondary pickGrowth

Sunshine

75Standout

Early-stage growth corridor benefiting from Melbourne Airport Rail — Sunshine Hub and strong population inflow.

VIC · $825kView why

Drivers

Infrastructure pipeline$9.1bn nearby
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Capital growth7.5%/yr

Risks

At top of budget (92% of cap)
Thin gross yield (2.1%)

Stable but fully priced

Open →

🥉Alternative pickYield

Junction Village

69Strong

3.5% yield in a tight rental market — 1.3% vacancy backs the cashflow.

VIC · $480kView why

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

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 Sunshine · Junction Village · Mambourin side-by-side under $900kCompare picks

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

Explore the full ranking

All ranked suburbs

Top 30 VIC suburbs under $900k

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

$81.7B infrastructure pipeline influencing demand across key corridorsSee impact

Tier BB — SolidScore 60–746 suburbs

#1
Sunshine
$9.1bn pipeline incl. Melbourne Airport Rail — Sunshine Hub, listings tightening 6.0% YoY.
5y growth · 7.5%/yr
$9.1bn pipeline
68
Growth🟡 Near capNear rail
Drivers
Infrastructure pipeline$9.1bn nearby
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Capital growth7.5%/yr
Risks
At top of budget (92% of cap)
Thin gross yield (2.1%)
Nearby construction ·Melbourne Airport Rail — Sunshine Hub0.0 kmApproved · 2033
3020 · BrimbankIn compare set
#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 full (3)
#3
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 full (3)
#4
Wodonga
listings tightening 8.0% YoY, incomes +22.0% (5y).
Growth + yield · 7.9% · 3.0%
1.2% vacancy
63
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 full (3)
#5
Bonnie Brook
16.5%/yr capital growth, listings tightening 6.0% YoY.
5y growth · 16.5%/yr
1.4% vacancy
62
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 full (3)
#6
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 full (3)

Tier CC — ModerateScore 40–5924 suburbs

#7
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 headroom65% 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 full (3)
#8
Stawell
10.8%/yr capital growth, population +7.8% (5y).
5y growth · 10.8%/yr
10.8%/yr 5y growth
58
Growth🟢 Under budget
Drivers
Capital growth10.8%/yr
Population growth+7.8% (5y)
Rental yield3.5%
Budget headroom65% under cap
Risks
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub198.9 kmApproved · 2033
3380 · Northern GrampiansCompare full (3)
#9
Ararat
8.9%/yr capital growth, 3.9% gross yield.
Growth + yield · 8.9% · 3.9%
8.9%/yr 5y growth
57
Balanced🟢 Under budget
Drivers
Capital growth8.9%/yr
Rental yield3.9%
Population growth+7.8% (5y)
Budget headroom63% under cap
Risks
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub176.5 kmApproved · 2033
3377 · Northern GrampiansCompare full (3)
#10
Churchill
13.3%/yr capital growth, population +7.8% (5y).
5y growth · 13.3%/yr
13.3%/yr 5y growth
57
Growth🟢 Under budget
Drivers
Capital growth13.3%/yr
Population growth+7.8% (5y)
Rental yield3.5%
Budget headroom62% under cap
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)
#11
Hamilton
11.4%/yr capital growth, population +7.8% (5y).
5y growth · 11.4%/yr
11.4%/yr 5y growth
57
Growth🟢 Under budget
Drivers
Capital growth11.4%/yr
Population growth+7.8% (5y)
Rental yield3.4%
Budget headroom60% under cap
Risks
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub247.3 kmApproved · 2033
3300 · Southern GrampiansCompare full (3)
#12
Moe
10.1%/yr capital growth, population +7.8% (5y).
5y growth · 10.1%/yr
10.1%/yr 5y growth
57
Growth🟢 Under budget
Drivers
Capital growth10.1%/yr
Population growth+7.8% (5y)
Budget headroom62% under cap
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)
#13
Ivanhoe East
$11.0bn pipeline incl. North East Link — Bulleen, listings tightening 7.0% YoY.
Gross yield · 2.8%
$11.0bn pipeline
57
Yield🟡 Near capNear pipeline
Drivers
Infrastructure pipeline$11.0bn nearby
Supply tightening-7.0% YoY
Population growth+7.8% (5y)
Income growth+17.0% (5y)
Risks
At top of budget (92% of cap)
Modest 5y growth (1.2%/yr)
Nearby construction ·North East Link — Bulleen0.9 kmConstruction · 2028
3079 · BanyuleIn compare set
#14
Mooroopna
9.8%/yr capital growth, population +7.8% (5y).
5y growth · 9.8%/yr
9.8%/yr 5y growth
56
Growth🟢 Under budget
Drivers
Capital growth9.8%/yr
Population growth+7.8% (5y)
Rental yield3.3%
Risks
No major construction project in this state
Closest construction ·North East Link — Bulleen156.2 kmConstruction · 2028
3629 · Greater SheppartonCompare full (3)
#15
Red Cliffs
13.0%/yr capital growth, population +7.8% (5y).
5y growth · 13.0%/yr
13.0%/yr 5y growth
56
Growth🟢 Under budget
Drivers
Capital growth13.0%/yr
Population growth+7.8% (5y)
Rental yield3.1%
Risks
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub454.0 kmApproved · 2033
3496 · MilduraCompare full (3)
#16
Baxter
listings tightening 6.0% YoY, 7.9%/yr capital growth.
5y growth · 7.9%/yr
1.3% vacancy
55
Growth🟢 Under budget
Drivers
Supply tightening-6.0% YoY
Capital growth7.9%/yr
Population growth+7.8% (5y)
Tight rentals1.3%
Risks
Thin gross yield (2.4%)
No major construction project in this state
Closest construction ·Suburban Rail Loop East — Cheltenham26.8 kmConstruction · 2035
3911 · FrankstonIn compare set
#17
Frankston North
listings tightening 6.0% YoY, population +7.8% (5y).
Growth + yield · 6.9% · 2.8%
1.3% vacancy
55
Balanced🟢 Under budget
Drivers
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Capital growth6.9%/yr
Tight rentals1.3%
Risks
No major construction project in this state
Closest construction ·Suburban Rail Loop East — Cheltenham19.7 kmConstruction · 2035
3200 · FrankstonCompare full (3)
#18
Longwarry
listings tightening 6.0% YoY, population +7.8% (5y).
Growth + yield · 6.3% · 3.1%
1.3% vacancy
55
Balanced🟢 Under budget
Drivers
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Tight rentals1.3%
Income growth+16.0% (5y)
Risks
No major construction project in this state
Closest construction ·Suburban Rail Loop East — Glen Waverley58.6 kmConstruction · 2035
3816 · CardiniaCompare full (3)
#19
Marysville
8.0%/yr capital growth, population +7.8% (5y).
5y growth · 8.0%/yr
1.4% vacancy
55
Growth🟢 Under budget
Drivers
Capital growth8.0%/yr
Population growth+7.8% (5y)
Supply tightening-5.0% YoY
Tight rentals1.4%
Risks
Thin gross yield (2.3%)
No major construction project in this state
Closest construction ·Suburban Rail Loop East — Box Hill65.0 kmConstruction · 2035
3779 · Yarra RangesCompare full (3)
#20
Shepparton
11.2%/yr capital growth, population +7.8% (5y).
5y growth · 11.2%/yr
11.2%/yr 5y growth
55
Growth🟢 Under budget
Drivers
Capital growth11.2%/yr
Population growth+7.8% (5y)
Risks
No major construction project in this state
Closest construction ·North East Link — Bulleen156.9 kmConstruction · 2028
3630 · Greater SheppartonCompare full (3)
#21
Tatura
10.5%/yr capital growth, population +7.8% (5y).
5y growth · 10.5%/yr
10.5%/yr 5y growth
55
Growth🟢 Under budget
Drivers
Capital growth10.5%/yr
Population growth+7.8% (5y)
Risks
Only 4,955 residents — illiquid, slow to sell
No major construction project in this state
Closest construction ·North East Link — Bulleen149.0 kmConstruction · 2028
3616 · Greater SheppartonCompare full (3)
#22
Bunyip
listings tightening 6.0% YoY, population +7.8% (5y).
5y growth · 7.1%/yr
1.3% vacancy
54
Growth🟢 Under budget
Drivers
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Capital growth7.1%/yr
Tight rentals1.3%
Risks
Thin gross yield (2.4%)
No major construction project in this state
Closest construction ·Suburban Rail Loop East — Glen Waverley54.3 kmConstruction · 2035
3815 · CardiniaCompare full (3)
#23
Kangaroo Flat
10.3%/yr capital growth, population +7.8% (5y).
5y growth · 10.3%/yr
10.3%/yr 5y growth
54
Growth🟢 Under budget
Drivers
Capital growth10.3%/yr
Population growth+7.8% (5y)
Risks
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub123.5 kmApproved · 2033
3555 · Greater BendigoCompare full (3)
#24
Maffra
14.3%/yr capital growth, population +7.8% (5y).
5y growth · 14.3%/yr
14.3%/yr 5y growth
54
Growth🟢 Under budget
Drivers
Capital growth14.3%/yr
Population growth+7.8% (5y)
Risks
No major construction project in this state
Closest construction ·Suburban Rail Loop East — Glen Waverley160.3 kmConstruction · 2035
3860 · WellingtonCompare full (3)
#25
Maryborough
8.2%/yr capital growth, population +7.8% (5y).
Growth + yield · 8.2% · 3.6%
8.2%/yr 5y growth
54
Balanced🟢 Under budget
Drivers
Capital growth8.2%/yr
Population growth+7.8% (5y)
Rental yield3.6%
Budget headroom61% under cap
Risks
No major construction project in this state
Closest construction ·Melbourne Airport Rail — Sunshine Hub126.4 kmApproved · 2033
3465 · Mount AlexanderCompare full (3)
#26
Selby
listings tightening 6.0% YoY, population +7.8% (5y).
5y growth · 7.7%/yr
1.3% vacancy
54
Growth🟡 Near cap
Drivers
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Capital growth7.7%/yr
Tight rentals1.3%
Risks
At top of budget (97% of cap)
Thin gross yield (2.4%)
Closest construction ·Suburban Rail Loop East — Glen Waverley18.3 kmConstruction · 2035
3159 · CardiniaCompare full (3)
#27
Traralgon
10.3%/yr capital growth, population +7.8% (5y).
5y growth · 10.3%/yr
10.3%/yr 5y growth
54
Growth🟢 Under budget
Drivers
Capital growth10.3%/yr
Population growth+7.8% (5y)
Risks
No major construction project in this state
Closest construction ·Suburban Rail Loop East — Glen Waverley124.0 kmConstruction · 2035
3844 · WellingtonCompare full (3)
#28
Wangaratta
10.2%/yr capital growth, population +7.8% (5y).
5y growth · 10.2%/yr
10.2%/yr 5y growth
54
Growth🟢 Under budget
Drivers
Capital growth10.2%/yr
Population growth+7.8% (5y)
Risks
No major construction project in this state
Closest construction ·North East Link — Bulleen190.9 kmConstruction · 2028
3676 · WangarattaCompare full (3)
#29
Dandenong
listings tightening 6.0% YoY, population +7.8% (5y).
5y growth · 6.9%/yr
1.3% vacancy
53
Growth🟢 Under budget
Drivers
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Capital growth6.9%/yr
Tight rentals1.3%
Risks
Thin gross yield (2.2%)
No major construction project in this state
Closest construction ·Suburban Rail Loop East — Clayton10.8 kmConstruction · 2035
3175 · Greater DandenongCompare full (3)
#30
Benalla
8.9%/yr capital growth, population +7.8% (5y).
5y growth · 8.9%/yr
8.9%/yr 5y growth
53
Growth🟢 Under budget
Drivers
Capital growth8.9%/yr
Population growth+7.8% (5y)
Risks
No major construction project in this state
Closest construction ·North East Link — Bulleen157.2 kmConstruction · 2028
3671 · Greater SheppartonCompare 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 $81.7B VIC 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

$81.7bn

Construction

Approved

Planned

Top 3 by value

road
North East Link — Bulleen
$16.5bn
Construction · 2028
metro
Metro Tunnel — Anzac Station
$13.5bn
Recently completed · 2025
metro
Metro Tunnel — Parkville Station
$13.5bn
Recently completed · 2025

See full VIC infrastructure list (8)

Compare 3/3SunshineIvanhoe EastBaxter

Compare investment cases

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

Your recommended picks

Top 30 VIC suburbs under $900k

Tier BB — Solid·Score 60–74·6 suburbs

Tier CC — Moderate·Score 40–59·24 suburbs

North East Link — Bulleen

Metro Tunnel — Anzac Station

Metro Tunnel — Parkville Station

Tier BB — SolidScore 60–746 suburbs

Tier CC — ModerateScore 40–5924 suburbs