Programmatic ranking · 2026

Best Australian suburbs to invest in under $400K

30 suburbs match this filter today. Average 5-year capital growth across them is 7.6%/yr; average gross yield is 4.0%. The dominant signal right now is population growth — Population inflow is the strongest current signal in this filter — demand is building ahead of supply. Top pick: Angus (56/100). 8.1% gross yield, listings tightening 5.0% YoY.

Last updated: May 2026.

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 →

  1. #1

    Angus

    8.1% gross yield, listings tightening 5.0% YoY.

    Gross yield · 8.1%
    56
    Yield🟢 Under budget
    Drivers
    • Rental yield8.1%
    • Supply tightening-5.0% YoY
    • Tight rentals1.3%
    • Population growth+6.5% (5y)
    Risks
    • No major construction project in this state

    Closest construction ·M12 Motorway19.5 kmConstruction · 2026

    2765 · PenrithCompare investment case
  2. #2

    Lower Macdonald

    8.3% gross yield, listings tightening 5.0% YoY.

    Gross yield · 8.3%
    56
    Yield🟢 Under budget
    Drivers
    • Rental yield8.3%
    • 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 West — Parramatta50.2 kmConstruction · 2030

    2775 · The HillsCompare investment case
  3. #3

    Morwell

    11.9%/yr capital growth, population +7.8% (5y).

    5y growth · 11.9%/yr
    55
    Growth🟢 Under budget
    Drivers
    • Capital growth11.9%/yr
    • Population growth+7.8% (5y)
    • Rental yield3.6%
    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
  4. #4

    Stawell

    10.8%/yr capital growth, population +7.8% (5y).

    5y growth · 10.8%/yr
    54
    Growth🟢 Under budget
    Drivers
    • Capital growth10.8%/yr
    • Population growth+7.8% (5y)
    • Rental yield3.5%
    Risks
    • No major construction project in this state

    Closest construction ·Melbourne Airport Rail — Sunshine Hub198.9 kmApproved · 2033

    3380 · Northern GrampiansCompare investment case
  5. #5

    Ararat

    8.9%/yr capital growth, 3.9% gross yield.

    Growth + yield · 8.9% · 3.9%
    53
    Balanced🟢 Under budget
    Drivers
    • Capital growth8.9%/yr
    • Rental yield3.9%
    • Population growth+7.8% (5y)
    Risks
    • No major construction project in this state

    Closest construction ·Melbourne Airport Rail — Sunshine Hub176.5 kmApproved · 2033

    3377 · Northern GrampiansCompare investment case
  6. #6

    Churchill

    13.3%/yr capital growth, population +7.8% (5y).

    5y growth · 13.3%/yr
    53
    Growth🟢 Under budget
    Drivers
    • Capital growth13.3%/yr
    • Population growth+7.8% (5y)
    • Rental yield3.5%
    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 investment case
  7. #7

    Hamilton

    11.4%/yr capital growth, population +7.8% (5y).

    5y growth · 11.4%/yr
    53
    Growth🟡 Near cap
    Drivers
    • Capital growth11.4%/yr
    • Population growth+7.8% (5y)
    • Rental yield3.4%
    Risks
    • At top of budget (90% of cap)
    • No major construction project in this state

    Closest construction ·Melbourne Airport Rail — Sunshine Hub247.3 kmApproved · 2033

    3300 · Southern GrampiansCompare investment case
  8. #8

    Moe

    10.1%/yr capital growth, population +7.8% (5y).

    5y growth · 10.1%/yr
    53
    Growth🟢 Under budget
    Drivers
    • Capital growth10.1%/yr
    • Population growth+7.8% (5y)
    • Rental yield3.1%
    Risks
    • No major construction project in this state

    Closest construction ·Suburban Rail Loop East — Glen Waverley101.9 kmConstruction · 2035

    3825 · WellingtonCompare investment case
  9. #9

    Mooroopna

    9.8%/yr capital growth, population +7.8% (5y).

    5y growth · 9.8%/yr
    52
    Growth🟡 Near cap
    Drivers
    • Capital growth9.8%/yr
    • Population growth+7.8% (5y)
    • Rental yield3.3%
    Risks
    • At top of budget (99% of cap)
    • No major construction project in this state

    Closest construction ·North East Link — Bulleen156.2 kmConstruction · 2028

    3629 · Greater SheppartonCompare investment case
  10. #10

    Red Cliffs

    13.0%/yr capital growth, population +7.8% (5y).

    5y growth · 13.0%/yr
    52
    Growth🟡 Near cap
    Drivers
    • Capital growth13.0%/yr
    • Population growth+7.8% (5y)
    • Rental yield3.1%
    Risks
    • At top of budget (100% of cap)
    • No major construction project in this state

    Closest construction ·Melbourne Airport Rail — Sunshine Hub454.0 kmApproved · 2033

    3496 · MilduraCompare investment case

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