Programmatic ranking · 2026

Best Australian suburbs to invest in under $800K

30 suburbs match this filter today. Average 5-year capital growth across them is 10.9%/yr; average gross yield is 3.2%. The dominant signal right now is capital growth — Average 5-year capital growth in this filter is driving the ranking. Top pick: Morley (65/100). 10.4%/yr capital growth, population +12.6% (5y).

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

    Morley

    10.4%/yr capital growth, population +12.6% (5y).

    5y growth · 10.4%/yr
    65
    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
  2. #2

    Junction Village

    12.4%/yr capital growth, listings tightening 6.0% YoY.

    5y growth · 12.4%/yr
    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 investment case
  3. #3

    Logan Central

    population +10.0% (5y), 9.4%/yr capital growth.

    5y growth · 9.4%/yr
    64
    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
  4. #4

    Forest Lake

    12.8%/yr capital growth, population +10.0% (5y).

    5y growth · 12.8%/yr
    64
    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
  5. #5

    Springfield Lakes

    13.5%/yr capital growth, population +10.0% (5y).

    5y growth · 13.5%/yr
    64
    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
  6. #6

    Armadale

    11.8%/yr capital growth, population +12.6% (5y).

    5y growth · 11.8%/yr
    64
    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
  7. #7

    Ellenbrook

    11.8%/yr capital growth, population +12.6% (5y).

    5y growth · 11.8%/yr
    64
    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
  8. #8

    Midland

    10.5%/yr capital growth, population +12.6% (5y).

    5y growth · 10.5%/yr
    64
    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 investment case
  9. #9

    Noarlunga

    10.8%/yr capital growth, 4.4% gross yield.

    Growth + yield · 10.8% · 4.4%
    64
    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
  10. #10

    Rockingham

    11.4%/yr capital growth, population +12.6% (5y).

    5y growth · 11.4%/yr
    63
    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

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