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

Ivanhoe East

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

Why it wins · Most balanced profile in your filter — +7 pts over Sunshine West.

Stable but fully pricedVIC · 3079$828k medianNear North East Link

64Strong · top 15%

View whyDetails

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

Banyule · 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

Noarlunga

74Strong

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 Sunshine · Noarlunga · Ivanhoe East 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 AU 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 ⭐

Mode effect ·Sunshine West moved from #97 #3 with infrastructure weighting.

Sort

$134.3B infrastructure pipeline influencing demand across key corridorsSee impact

Tier BB — SolidScore 60–742 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
73
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 · BrimbankCompare full (3)
#2
Ivanhoe East
$11.0bn pipeline incl. North East Link — Bulleen, listings tightening 7.0% YoY.
Gross yield · 2.8%
$11.0bn pipeline
64
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 · BanyuleCompare full (3)

Tier CC — ModerateScore 40–5928 suburbs

#3
Sunshine West
listings tightening 6.0% YoY, population +7.8% (5y).
Growth + yield · 1.1% · 2.7%
$3.8bn pipeline
57
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 full (3)
#4
Springfield Lakes
13.5%/yr capital growth, population +10.0% (5y).
5y growth · 13.5%/yr
1.2% vacancy
54
Growth🟢 Under budget
Drivers
Capital growth13.5%/yr
Population growth+10.0% (5y)
Supply tightening-7.0% YoY
Income growth+18.0% (5y)
Risks
No major construction project in this state
Closest construction ·Cross River Rail — Boggo Road22.7 kmConstruction · 2026
4300 · IpswichCompare full (3)
#5
Morley
10.4%/yr capital growth, population +12.6% (5y).
5y growth · 10.4%/yr
1.0% vacancy
54
Growth🟢 Under budget
Drivers
Capital growth10.4%/yr
Population growth+12.6% (5y)
Supply tightening-9.0% YoY
Tight rentals1.0%
Risks
No major construction project in this state
6062 · BayswaterCompare full (3)
#6
Junction Village
12.4%/yr capital growth, listings tightening 6.0% YoY.
5y growth · 12.4%/yr
1.3% vacancy
54
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 · FrankstonIn compare set
#7
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 full (3)
#8
Carseldine
12.2%/yr capital growth, population +10.0% (5y).
5y growth · 12.2%/yr
1.1% vacancy
53
Growth🟡 Near cap
Drivers
Capital growth12.2%/yr
Population growth+10.0% (5y)
Supply tightening-8.0% YoY
Income growth+19.0% (5y)
Risks
At top of budget (99% of cap)
No major construction project in this state
Closest construction ·Cross River Rail — Roma Street13.1 kmConstruction · 2026
4034 · BrisbaneCompare full (3)
#9
Bracken Ridge
12.4%/yr capital growth, population +10.0% (5y).
5y growth · 12.4%/yr
1.1% vacancy
53
Growth🟡 Near cap
Drivers
Capital growth12.4%/yr
Population growth+10.0% (5y)
Supply tightening-8.0% YoY
Income growth+19.0% (5y)
Risks
At top of budget (94% of cap)
No major construction project in this state
Closest construction ·Cross River Rail — Roma Street16.5 kmConstruction · 2026
4017 · BrisbaneCompare full (3)
#10
Geebung
11.8%/yr capital growth, population +10.0% (5y).
5y growth · 11.8%/yr
1.1% vacancy
53
Growth🟡 Near cap
Drivers
Capital growth11.8%/yr
Population growth+10.0% (5y)
Supply tightening-8.0% YoY
Income growth+19.0% (5y)
Risks
At top of budget (94% of cap)
No major construction project in this state
Closest construction ·Cross River Rail — Roma Street12.6 kmConstruction · 2026
4034 · BrisbaneCompare full (3)
#11
Forest Lake
12.8%/yr capital growth, population +10.0% (5y).
5y growth · 12.8%/yr
1.2% vacancy
53
Growth🟢 Under budget
Drivers
Capital growth12.8%/yr
Population growth+10.0% (5y)
Supply tightening-7.0% YoY
Income growth+18.0% (5y)
Risks
No major construction project in this state
Closest construction ·Cross River Rail — Boggo Road15.8 kmConstruction · 2026
4078 · BrisbaneCompare full (3)
#12
Armadale
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
6112 · ArmadaleCompare full (3)
#13
Rockingham
11.4%/yr capital growth, population +12.6% (5y).
5y growth · 11.4%/yr
1.2% vacancy
53
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 full (3)
#14
Baldivis
12.2%/yr capital growth, population +12.6% (5y).
5y growth · 12.2%/yr
1.2% vacancy
53
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 full (3)
#15
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 full (3)
#16
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 · SwanCompare full (3)
#17
Noarlunga
10.8%/yr capital growth, 4.4% gross yield.
Growth + yield · 10.8% · 4.4%
1.2% vacancy
53
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 full (3)
#18
Tuart Hill
population +12.6% (5y), 9.8%/yr capital growth.
5y growth · 9.8%/yr
1.0% vacancy
52
Growth🟡 Near cap
Drivers
Population growth+12.6% (5y)
Capital growth9.8%/yr
Supply tightening-9.0% YoY
Tight rentals1.0%
Risks
At top of budget (94% of cap)
Thin gross yield (2.0%)
6060 · StirlingCompare full (3)
#19
Currambine
11.2%/yr capital growth, population +12.6% (5y).
5y growth · 11.2%/yr
1.2% vacancy
52
Growth🟢 Under budget
Drivers
Capital growth11.2%/yr
Population growth+12.6% (5y)
Tight rentals1.2%
Supply tightening-4.0% YoY
Risks
No major construction project in this state
6028 · JoondalupCompare full (3)
#20
Cannington
10.8%/yr capital growth, population +12.6% (5y).
5y growth · 10.8%/yr
1.2% vacancy
52
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 · CanningIn compare set
#21
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 full (3)
#22
Wodonga
listings tightening 8.0% YoY, incomes +22.0% (5y).
Growth + yield · 7.9% · 3.0%
1.2% vacancy
52
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 · DarebinIn compare set
#23
Joondalup
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
6027 · JoondalupCompare full (3)
#24
Bonnie Brook
16.5%/yr capital growth, listings tightening 6.0% YoY.
5y growth · 16.5%/yr
1.4% vacancy
51
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)
#25
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 full (3)
#26
Kew East
listings tightening 6.0% YoY, population +7.8% (5y).
Gross yield · 3.8%
$2.5bn pipeline
51
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 full (3)
#27
Hamilton Hill
population +12.6% (5y), 9.8%/yr capital growth.
5y growth · 9.8%/yr
1.1% vacancy
50
Growth🟡 Near cap
Drivers
Population growth+12.6% (5y)
Capital growth9.8%/yr
Supply tightening-6.0% YoY
Tight rentals1.1%
Risks
At top of budget (94% of cap)
Thin gross yield (2.0%)
6163 · CockburnCompare full (3)
#28
Elizabeth
11.8%/yr capital growth, listings tightening 5.0% YoY.
5y growth · 11.8%/yr
1.3% vacancy
50
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 full (3)
#29
Braybrook
listings tightening 7.0% YoY, incomes +21.0% (5y).
Growth + yield · 2.0% · 2.3%
$2.1bn pipeline
50
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 · MaribyrnongCompare full (3)
#30
West Footscray
listings tightening 6.0% YoY, population +7.8% (5y).
Growth + yield · -0.8% · 2.4%
$3.1bn pipeline
50
Balanced🟢 Under budgetNear pipeline
Drivers
Supply tightening-6.0% YoY
Population growth+7.8% (5y)
Tight rentals1.4%
Income growth+16.0% (5y)
Risks
Thin gross yield (2.4%)
Modest 5y growth (-0.8%/yr)
Nearby construction ·West Gate Tunnel2.2 kmConstruction · 2025
3012 · BrimbankCompare 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.

Live ranking effect

Sunshine West moved from #97 → #3 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 3/3WodongaJunction VillageCannington

Compare investment cases

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Your recommended picks

Top 30 AU suburbs under $900k

Tier BB — Solid·Score 60–74·2 suburbs

Tier CC — Moderate·Score 40–59·28 suburbs

Sydney Metro West — Parramatta

Sydney Metro West — Olympic Park

WestConnex M4–M5 Link

Tier BB — SolidScore 60–742 suburbs

Tier CC — ModerateScore 40–5928 suburbs