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

🥇Yield pick

Lower Macdonald

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

Why it wins · Out-yields Angus (8.3% vs 8.1%) with comparable risk.

Stable entry · room to scaleNSW · 2775$195k median

79Standout · top 5%

View whyDetails

Drivers

Rental yield8.3%
Budget headroom78% 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

The Hills · scored against your filter

Open detail page →

🥈Secondary pickBalanced

Angus

58Moderate

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

NSW · $225kView why

Drivers

Rental yield8.1%
Budget headroom75% under cap
Supply tightening-5.0% YoY
Tight rentals1.3%

Risks

No major construction project in this state

Stable entry · room to scale

Open →

🥉Alternative pickGrowth

Penrith

56Moderate

7.8%/yr capital growth with population +6.5% over five years.

NSW · $895kView why

Drivers

Capital growth7.8%/yr
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)

Risks

At top of budget (99% of cap)
Thin gross yield (2.2%)

Stable but fully priced

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 Penrith · Lower Macdonald · Angus 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 NSW 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

$87.1B infrastructure pipeline influencing demand across key corridorsSee impact

Tier CC — ModerateScore 40–5930 suburbs

#1
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%
Budget headroom75% under cap
Supply tightening-5.0% YoY
Tight rentals1.3%
Risks
No major construction project in this state
Closest construction ·M12 Motorway19.5 kmConstruction · 2026
2765 · PenrithCompare investment case
#2
Lower Macdonald
8.3% gross yield, 78% under your cap.
Gross yield · 8.3%
1.3% vacancy
58
Yield🟢 Under budget
Drivers
Rental yield8.3%
Budget headroom78% 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
#3
Penrith
7.8%/yr capital growth, listings tightening 5.0% YoY.
5y growth · 7.8%/yr
1.3% vacancy
51
Growth🟡 Near cap
Drivers
Capital growth7.8%/yr
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Risks
At top of budget (99% of cap)
Thin gross yield (2.2%)
Closest construction ·M12 Motorway14.7 kmConstruction · 2026
2750 · PenrithCompare investment case
#4
Menangle Park
3.8% gross yield, listings tightening 5.0% YoY.
Gross yield · 3.8%
1.3% vacancy
51
Yield🟢 Under budget
Drivers
Rental yield3.8%
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 — Western Sydney Airport24.8 kmConstruction · 2026
2563 · Campbelltown (NSW)Compare investment case
#5
West Tamworth
listings tightening 5.0% YoY, tight 1.3% vacancy.
Growth + yield · 5.0% · 2.9%
1.3% vacancy
50
Balanced🟢 Under budget
Drivers
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Income growth+16.0% (5y)
Risks
No major construction project in this state
Closest construction ·Sydney Metro West — Parramatta302.0 kmConstruction · 2030
2340 · Liverpool PlainsCompare investment case
#6
Oxley Vale
listings tightening 5.0% YoY, tight 1.3% vacancy.
Growth + yield · 5.0% · 2.8%
1.3% vacancy
49
Balanced🟢 Under budget
Drivers
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Income growth+16.0% (5y)
Risks
No major construction project in this state
Closest construction ·Sydney Metro West — Parramatta307.8 kmConstruction · 2030
2340 · Liverpool PlainsCompare investment case
#7
Bringelly
listings tightening 4.0% YoY, tight 1.3% vacancy.
Growth + yield · 5.0% · 3.1%
1.3% vacancy
49
Balanced🟡 Near cap
Drivers
Supply tightening-4.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Rental yield3.1%
Risks
At top of budget (93% of cap)
Closest construction ·Sydney Metro — Western Sydney Airport6.7 kmConstruction · 2026
2556 · CamdenCompare investment case
#8
South Tamworth
listings tightening 5.0% YoY, tight 1.3% vacancy.
Growth + yield · 5.0% · 2.3%
1.3% vacancy
48
Balanced🟢 Under budget
Drivers
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Income growth+16.0% (5y)
Risks
Thin gross yield (2.3%)
No major construction project in this state
Closest construction ·Sydney Metro West — Parramatta300.8 kmConstruction · 2030
2340 · Liverpool PlainsCompare investment case
#9
Westdale
listings tightening 5.0% YoY, tight 1.3% vacancy.
Growth + yield · 5.0% · 2.6%
1.3% vacancy
48
Balanced🟢 Under budget
Drivers
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Income growth+16.0% (5y)
Risks
No major construction project in this state
Closest construction ·Sydney Metro West — Parramatta302.6 kmConstruction · 2030
2340 · Liverpool PlainsCompare investment case
#10
Broken Hill
4.6% gross yield, 72% under your cap.
Gross yield · 4.6%
4.6% yield
48
Yield🟢 Under budget
Drivers
Rental yield4.6%
Budget headroom72% under cap
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
#11
Hillvue
listings tightening 5.0% YoY, tight 1.3% vacancy.
Growth + yield · 5.0% · 2.5%
1.3% vacancy
47
Balanced🟢 Under budget
Drivers
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Income growth+16.0% (5y)
Risks
No major construction project in this state
Closest construction ·Sydney Metro West — Parramatta299.3 kmConstruction · 2030
2340 · Liverpool PlainsCompare investment case
#12
Calala
listings tightening 5.0% YoY, tight 1.3% vacancy.
Growth + yield · 5.0% · 2.3%
1.3% vacancy
46
Balanced🟢 Under budget
Drivers
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Income growth+16.0% (5y)
Risks
Thin gross yield (2.3%)
No major construction project in this state
Closest construction ·Sydney Metro West — Parramatta298.2 kmConstruction · 2030
2340 · Liverpool PlainsCompare investment case
#13
East Tamworth
listings tightening 5.0% YoY, tight 1.3% vacancy.
Growth + yield · 5.0% · 2.3%
1.3% vacancy
46
Balanced🟢 Under budget
Drivers
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Income growth+16.0% (5y)
Risks
Thin gross yield (2.3%)
No major construction project in this state
Closest construction ·Sydney Metro West — Parramatta303.1 kmConstruction · 2030
2340 · Liverpool PlainsCompare investment case
#14
North Tamworth
listings tightening 5.0% YoY, tight 1.3% vacancy.
Growth + yield · 5.0% · 2.1%
1.3% vacancy
46
Balanced🟢 Under budget
Drivers
Supply tightening-5.0% YoY
Tight rentals1.3%
Population growth+6.5% (5y)
Income growth+16.0% (5y)
Risks
Thin gross yield (2.1%)
No major construction project in this state
Closest construction ·Sydney Metro West — Parramatta304.4 kmConstruction · 2030
2340 · Liverpool PlainsCompare investment case
#15
Crestwood
listings tightening 5.0% YoY, tight 1.3% vacancy.
Growth + yield · 5.0% · 1.9%
1.3% vacancy
44
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 (97% of cap)
Thin gross yield (1.9%)
Closest construction ·Sydney Metro West — Parramatta8.6 kmConstruction · 2030
2153 · ParramattaCompare investment case
#16
Blackett
listings tightening 5.0% YoY, tight 1.3% vacancy.
Growth + yield · 5.0% · 1.9%
1.3% vacancy
44
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 (96% of cap)
Thin gross yield (1.9%)
Closest construction ·M12 Motorway14.3 kmConstruction · 2026
2770 · BlacktownCompare investment case
#17
Lethbridge Park
listings tightening 5.0% YoY, tight 1.3% vacancy.
Growth + yield · 5.0% · 1.8%
1.3% vacancy
44
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 (99% of cap)
Thin gross yield (1.8%)
Closest construction ·M12 Motorway14.3 kmConstruction · 2026
2770 · BlacktownCompare investment case
#18
Willmot
listings tightening 5.0% YoY, tight 1.3% vacancy.
Growth + yield · 5.0% · 1.7%
1.3% vacancy
44
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)
Thin gross yield (1.7%)
Closest construction ·M12 Motorway15.5 kmConstruction · 2026
2770 · BlacktownCompare investment case
#19
Moree
population +6.5% (5y), 3.1% gross yield.
Growth + yield · 5.0% · 3.1%
5.0%/yr 5y growth
43
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
#20
West Kempsey
population +6.5% (5y), 3.1% gross yield.
Growth + yield · 5.0% · 3.1%
5.0%/yr 5y growth
42
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 ·Parramatta Light Rail Stage 2350.6 kmApproved · 2031
2440 · Port Macquarie-HastingsCompare investment case
#21
Cootamundra
population +6.5% (5y), 2.9% gross yield.
Growth + yield · 5.0% · 2.9%
5.0%/yr 5y growth
42
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
#22
Deniliquin
population +6.5% (5y), 3.0% gross yield.
Growth + yield · 5.0% · 3.0%
5.0%/yr 5y growth
42
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
#23
Inverell
population +6.5% (5y), 2.7% gross yield.
Growth + yield · 5.0% · 2.7%
5.0%/yr 5y growth
41
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 West — Parramatta450.7 kmConstruction · 2030
2360 · GwydirCompare investment case
#24
Glen Innes
population +6.5% (5y), incomes +13.0% (5y).
Growth + yield · 5.0% · 2.6%
5.0%/yr 5y growth
41
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 West — Parramatta457.1 kmConstruction · 2030
2370 · ArmidaleCompare investment case
#25
Narrabri
population +6.5% (5y), 2.8% gross yield.
Growth + yield · 5.0% · 2.8%
5.0%/yr 5y growth
41
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 ·M12 Motorway403.7 kmConstruction · 2026
2390 · GwydirCompare investment case
#26
Grafton
population +6.5% (5y), 2.9% gross yield.
Growth + yield · 5.0% · 2.9%
5.0%/yr 5y growth
41
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 ·Parramatta Light Rail Stage 2494.3 kmApproved · 2031
2460 · Richmond ValleyCompare investment case
#27
South Grafton
population +6.5% (5y), 2.9% gross yield.
Growth + yield · 5.0% · 2.9%
5.0%/yr 5y growth
41
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 ·Parramatta Light Rail Stage 2489.9 kmApproved · 2031
2460 · Richmond ValleyCompare investment case
#28
Young
population +6.5% (5y), 2.7% gross yield.
Growth + yield · 5.0% · 2.7%
5.0%/yr 5y growth
41
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 Airport229.3 kmConstruction · 2026
2594 · WeddinCompare investment case
#29
Lithgow
population +6.5% (5y), 2.9% gross yield.
Growth + yield · 5.0% · 2.9%
5.0%/yr 5y growth
41
Balanced🟢 Under budget
Drivers
Population growth+6.5% (5y)
Risks
Only 4,956 residents — illiquid, slow to sell
Listings up 6.0% YoY — supply easing
Closest construction ·Sydney Metro — Western Sydney Airport69.6 kmConstruction · 2026
2790 · Blue MountainsCompare investment case
#30
Parkes
population +6.5% (5y), 2.7% gross yield.
Growth + yield · 5.0% · 2.7%
5.0%/yr 5y growth
41
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 Airport251.6 kmConstruction · 2026
2870 · CabonneCompare 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

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 NSW infrastructure list (7)

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

Your recommended picks

Top 30 NSW suburbs under $900k

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