Programmatic ranking · 2026

Best NSW suburbs to invest in under $1.5M

30 suburbs match this filter today. Average 5-year capital growth across them is 5.3%/yr; average gross yield is 3.1%. The dominant signal right now is supply tightening — Listings have been falling year-on-year — the supply side is doing the work. Top pick: Parramatta Westfield (65/100). $21.7bn pipeline incl. Sydney Metro West — Parramatta, 3.8% gross yield.

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

    Parramatta Westfield

    $21.7bn pipeline incl. Sydney Metro West — Parramatta, 3.8% gross yield.

    Gross yield · 3.8%
    65
    Yield🟢 Under budgetNear rail
    Drivers
    • Infrastructure pipeline$21.7bn nearby
    • Rental yield3.8%
    • Supply tightening-5.0% YoY
    • Tight rentals1.3%
    Risks

    No material risk flags raised by the model.

    Nearby construction ·Sydney Metro West — Parramatta0.3 kmConstruction · 2030

    2150 · ParramattaCompare investment case
  2. #2

    Marrickville Metro

    $5.6bn pipeline incl. WestConnex M4–M5 Link, 3.8% gross yield.

    Gross yield · 3.8%
    65
    Yield🟢 Under budgetNear pipeline
    Drivers
    • Infrastructure pipeline$5.6bn nearby
    • Rental yield3.8%
    • Supply tightening-5.0% YoY
    • Tight rentals1.3%
    Risks

    No material risk flags raised by the model.

    Nearby construction ·WestConnex M4–M5 Link1.6 kmRecently completed · 2024

    2204 · Canterbury-BankstownCompare investment case
  3. #3

    Marrickville South

    $8.8bn pipeline incl. WestConnex M4–M5 Link, 3.8% gross yield.

    Gross yield · 3.8%
    65
    Yield🟢 Under budgetNear pipeline
    Drivers
    • Infrastructure pipeline$8.8bn nearby
    • Rental yield3.8%
    • Supply tightening-5.0% YoY
    • Tight rentals1.3%
    Risks

    No material risk flags raised by the model.

    Nearby construction ·WestConnex M4–M5 Link0.7 kmRecently completed · 2024

    2204 · Canterbury-BankstownCompare investment case
  4. #4

    Homebush South

    $4.6bn pipeline incl. Sydney Metro West — Olympic Park, 3.8% gross yield.

    Gross yield · 3.8%
    64
    Yield🟢 Under budgetNear rail
    Drivers
    • Infrastructure pipeline$4.6bn nearby
    • Rental yield3.8%
    • Supply tightening-5.0% YoY
    • Tight rentals1.3%
    Risks

    No material risk flags raised by the model.

    Nearby construction ·Sydney Metro West — Olympic Park1.7 kmConstruction · 2030

    2140 · Canada BayCompare investment case
  5. #5

    Parramatta

    $25.0bn pipeline incl. Sydney Metro West — Parramatta, listings tightening 5.0% YoY.

    5y growth · 6.7%/yr
    62
    Growth🟡 Near capNear rail
    Drivers
    • Infrastructure pipeline$25.0bn nearby
    • Supply tightening-5.0% YoY
    • Tight rentals1.3%
    • Capital growth6.7%/yr
    Risks
    • At top of budget (100% of cap)
    • Thin gross yield (1.5%)

    Nearby construction ·Sydney Metro West — Parramatta0.0 kmConstruction · 2030

    2150 · ParramattaCompare investment case
  6. #6

    Liberty Grove

    $5.1bn pipeline incl. Sydney Metro West — Olympic Park, listings tightening 5.0% YoY.

    Growth + yield · 5.0% · 2.4%
    62
    Balanced🟢 Under budgetNear rail
    Drivers
    • Infrastructure pipeline$5.1bn nearby
    • Supply tightening-5.0% YoY
    • Tight rentals1.3%
    • Population growth+6.5% (5y)
    Risks
    • Thin gross yield (2.4%)

    Nearby construction ·Sydney Metro West — Olympic Park1.6 kmConstruction · 2030

    2138 · Canada BayCompare investment case
  7. #7

    Sydney Olympic Park

    $17.8bn pipeline incl. Sydney Metro West — Olympic Park, listings tightening 5.0% YoY.

    Growth + yield · 5.0% · 2.1%
    61
    Balanced🟢 Under budgetNear rail
    Drivers
    • Infrastructure pipeline$17.8bn nearby
    • Supply tightening-5.0% YoY
    • Tight rentals1.3%
    • Population growth+6.5% (5y)
    Risks
    • Thin gross yield (2.1%)

    Nearby construction ·Sydney Metro West — Olympic Park0.5 kmConstruction · 2030

    2127 · Canada BayCompare investment case
  8. #8

    Badgerys Creek

    $11.7bn pipeline incl. Sydney Metro — Western Sydney Airport, listings tightening 5.0% YoY.

    Growth + yield · 5.0% · 2.0%
    61
    Balanced🟢 Under budgetNear rail
    Drivers
    • Infrastructure pipeline$11.7bn nearby
    • Supply tightening-5.0% YoY
    • Tight rentals1.3%
    • Population growth+6.5% (5y)
    Risks
    • Thin gross yield (2.0%)

    Nearby construction ·Sydney Metro — Western Sydney Airport1.2 kmConstruction · 2026

    2555 · PenrithCompare investment case
  9. #9

    Bradfield

    4.0% gross yield, listings tightening 4.0% YoY.

    Gross yield · 4.0%
    61
    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
  10. #10

    Holroyd

    $7.4bn pipeline incl. Sydney Metro West — Parramatta, listings tightening 5.0% YoY.

    Growth + yield · 5.0% · 1.8%
    60
    Balanced🟢 Under budgetNear rail
    Drivers
    • Infrastructure pipeline$7.4bn nearby
    • Supply tightening-5.0% YoY
    • Tight rentals1.3%
    • Population growth+6.5% (5y)
    Risks
    • Thin gross yield (1.8%)

    Nearby construction ·Sydney Metro West — Parramatta1.8 kmConstruction · 2030

    2142 · ParramattaCompare investment case

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