Programmatic ranking · 2026

Best NSW suburbs to invest in under $400K

30 suburbs match this filter today. Average 5-year capital growth across them is 5.0%/yr; average gross yield is 6.0%. 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: 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

    Broken Hill

    4.6% gross yield, population +6.5% (5y).

    Gross yield · 4.6%
    45
    Yield🟢 Under budget
    Drivers
    • Rental yield4.6%
    • Population growth+6.5% (5y)
    Risks
    • Listings up 6.0% YoY — supply easing
    • No major construction project in this state

    Closest construction ·Sydney Metro — Western Sydney Airport892.3 kmConstruction · 2026

    2880 · Unincorporated NSWCompare investment case
  4. #4

    Moree

    population +6.5% (5y), 3.1% gross yield.

    Growth + yield · 5.0% · 3.1%
    38
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    • Rental yield3.1%
    Risks
    • At top of budget (98% of cap)
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro West — Parramatta496.1 kmConstruction · 2030

    2400 · GwydirCompare investment case
  5. #5

    Cootamundra

    population +6.5% (5y), 2.9% gross yield.

    Growth + yield · 5.0% · 2.9%
    38
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    Risks
    • At top of budget (100% of cap)
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro — Western Sydney Airport263.3 kmConstruction · 2026

    2590 · JuneeCompare investment case
  6. #6

    Deniliquin

    population +6.5% (5y), 3.0% gross yield.

    Growth + yield · 5.0% · 3.0%
    38
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    Risks
    • At top of budget (100% of cap)
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro — Western Sydney Airport559.3 kmConstruction · 2026

    2710 · HayCompare investment case
  7. #7

    Wellington

    population +6.5% (5y), 3.1% gross yield.

    Growth + yield · 5.0% · 3.1%
    35
    Balanced🟡 Near cap
    Drivers
    • Population growth+6.5% (5y)
    • Rental yield3.1%
    Risks
    • Only 4,096 residents — illiquid, slow to sell
    • At top of budget (95% of cap)

    Closest construction ·Sydney Metro — Western Sydney Airport222.5 kmConstruction · 2026

    2820 · DubboCompare investment case
  8. #8

    Coonamble

    5.6% gross yield, population +6.5% (5y).

    Gross yield · 5.6%
    35
    Yield🟢 Under budget
    Drivers
    • Rental yield5.6%
    • Population growth+6.5% (5y)
    Risks
    • Only 2,666 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro — Western Sydney Airport393.0 kmConstruction · 2026

    2829 · CoonambleCompare investment case
  9. #9

    Coonabarabran

    3.6% gross yield, population +6.5% (5y).

    Gross yield · 3.6%
    34
    Yield🟢 Under budget
    Drivers
    • Rental yield3.6%
    • Population growth+6.5% (5y)
    Risks
    • Only 3,477 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

    Closest construction ·M12 Motorway320.2 kmConstruction · 2026

    2357 · WarrumbungleCompare investment case
  10. #10

    Lightning Ridge

    29.7% gross yield, 91% under your cap.

    Gross yield · 29.7%
    33
    Yield🟢 Under budget
    Drivers
    • Rental yield29.7%
    • Budget headroom91% under cap
    • Population growth+6.5% (5y)
    Risks
    • Only 1,946 residents — illiquid, slow to sell
    • Listings up 6.0% YoY — supply easing

    Closest construction ·Sydney Metro — Western Sydney Airport559.2 kmConstruction · 2026

    2834 · BrewarrinaCompare investment case

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