Programmatic ranking · 2026

Best NSW suburbs to invest in under $1.2M

30 suburbs match this filter today. Average 5-year capital growth across them is 5.2%/yr; average gross yield is 4.1%. The dominant signal right now is rental yield — Strong gross yields are doing most of the work here — typical for cashflow-focused filters. Top pick: Bradfield (59/100). 4.0% gross yield, listings tightening 4.0% 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

    Bradfield

    4.0% gross yield, listings tightening 4.0% YoY.

    Gross yield · 4.0%
    59
    Yield🟢 Under budgetNear rail
    Drivers
    • Rental yield4.0%
    • Supply tightening-4.0% YoY
    • Tight rentals1.3%
    • Population growth+6.5% (5y)
    Risks

    No material risk flags raised by the model.

    Nearby construction ·Sydney Metro — Western Sydney Airport4.1 kmConstruction · 2026

    2556 · CamdenCompare investment case
  2. #2

    Angus

    8.1% gross yield, 81% under your cap.

    Gross yield · 8.1%
    59
    Yield🟢 Under budget
    Drivers
    • Rental yield8.1%
    • Budget headroom81% 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
  3. #3

    Lower Macdonald

    8.3% gross yield, 84% under your cap.

    Gross yield · 8.3%
    59
    Yield🟢 Under budget
    Drivers
    • Rental yield8.3%
    • Budget headroom84% 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
  4. #4

    Wentworth Port

    4.0% gross yield, listings tightening 4.0% YoY.

    Gross yield · 4.0%
    54
    Yield🟢 Under budgetNear rail
    Drivers
    • Rental yield4.0%
    • Supply tightening-4.0% YoY
    • Tight rentals1.3%
    • Population growth+6.5% (5y)
    Risks

    No material risk flags raised by the model.

    Nearby construction ·Sydney Metro West — Olympic Park2.3 kmConstruction · 2030

    2177 · FairfieldCompare investment case
  5. #5

    Penrith

    7.8%/yr capital growth, listings tightening 5.0% YoY.

    5y growth · 7.8%/yr
    53
    Growth🟢 Under budget
    Drivers
    • Capital growth7.8%/yr
    • Supply tightening-5.0% YoY
    • Tight rentals1.3%
    • Population growth+6.5% (5y)
    Risks
    • Thin gross yield (2.2%)
    • No major construction project in this state

    Closest construction ·M12 Motorway14.7 kmConstruction · 2026

    2750 · PenrithCompare investment case
  6. #6

    Liverpool

    8.4%/yr capital growth, listings tightening 4.0% YoY.

    5y growth · 8.4%/yr
    53
    Growth🟢 Under budget
    Drivers
    • Capital growth8.4%/yr
    • Supply tightening-4.0% YoY
    • Tight rentals1.3%
    • Population growth+6.5% (5y)
    Risks
    • Thin gross yield (2.0%)
    • No major construction project in this state

    Closest construction ·Sydney Metro West — Parramatta13.8 kmConstruction · 2030

    2170 · LiverpoolCompare investment case
  7. #7

    Menangle Park

    3.8% gross yield, listings tightening 5.0% YoY.

    Gross yield · 3.8%
    53
    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
  8. #8

    West Tamworth

    listings tightening 5.0% YoY, tight 1.3% vacancy.

    Growth + yield · 5.0% · 2.9%
    51
    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
  9. #9

    Bringelly

    listings tightening 4.0% YoY, tight 1.3% vacancy.

    Growth + yield · 5.0% · 3.1%
    51
    Balanced🟢 Under budget
    Drivers
    • Supply tightening-4.0% YoY
    • Tight rentals1.3%
    • Population growth+6.5% (5y)
    • Rental yield3.1%
    Risks

    No material risk flags raised by the model.

    Closest construction ·Sydney Metro — Western Sydney Airport6.7 kmConstruction · 2026

    2556 · CamdenCompare investment case
  10. #10

    Casula Mall

    4.0% gross yield, listings tightening 4.0% YoY.

    Gross yield · 4.0%
    50
    Yield🟢 Under budget
    Drivers
    • Rental yield4.0%
    • Supply tightening-4.0% YoY
    • Tight rentals1.3%
    • Population growth+6.5% (5y)
    Risks
    • No major construction project in this state

    Closest construction ·M12 Motorway14.8 kmConstruction · 2026

    2170 · FairfieldCompare investment case

Other budgets in NSW

Same budget, other states

Want to customise this filter?

Open the customizer with this state and budget pre-filled.

Open the customizer