Best NSW suburbs to invest in under $1M
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: Lower Macdonald (59/100). 8.3% gross yield, 81% under your cap.
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 →
- #11.3% vacancy59Yield🟢 Under budgetDrivers
- Rental yield8.3%
- Budget headroom81% 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 - #2$3.0bn pipeline58Yield🟡 Near capNear railDrivers
- Rental yield4.0%
- Supply tightening-4.0% YoY
- Tight rentals1.3%
- Population growth+6.5% (5y)
Risks- At top of budget (100% of cap)
Nearby construction ·Sydney Metro — Western Sydney Airport4.1 kmConstruction · 2026
2556 · CamdenCompare investment case - #31.3% vacancy58Yield🟢 Under budgetDrivers
- Rental yield8.1%
- Budget headroom78% 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 - #4$1.3bn pipeline53Yield🟡 Near capNear railDrivers
- Rental yield4.0%
- Supply tightening-4.0% YoY
- Tight rentals1.3%
- Population growth+6.5% (5y)
Risks- At top of budget (100% of cap)
Nearby construction ·Sydney Metro West — Olympic Park2.3 kmConstruction · 2030
2177 · FairfieldCompare investment case - #51.3% vacancy52Growth🟢 Under budgetDrivers
- 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 - #61.3% vacancy52Growth🟡 Near capDrivers
- Capital growth8.4%/yr
- Supply tightening-4.0% YoY
- Tight rentals1.3%
- Population growth+6.5% (5y)
Risks- At top of budget (95% of cap)
- Thin gross yield (2.0%)
Closest construction ·Sydney Metro West — Parramatta13.8 kmConstruction · 2030
2170 · LiverpoolCompare investment case - #71.3% vacancy52Yield🟢 Under budgetDrivers
- 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 - #81.3% vacancy51Balanced🟢 Under budgetDrivers
- 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 - #91.3% vacancy50Balanced🟢 Under budgetDrivers
- 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 — Parramatta307.8 kmConstruction · 2030
2340 · Liverpool PlainsCompare investment case - #101.3% vacancy49Yield🟡 Near capDrivers
- Rental yield4.0%
- Supply tightening-4.0% YoY
- Tight rentals1.3%
- Population growth+6.5% (5y)
Risks- At top of budget (100% of cap)
- No major construction project in this state
Closest construction ·M12 Motorway14.8 kmConstruction · 2026
2170 · FairfieldCompare investment case
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