Best NSW suburbs to invest in under $700K
30 suburbs match this filter today. Average 5-year capital growth across them is 5.0%/yr; average gross yield is 3.2%. The dominant signal right now is population growth — Population inflow is the strongest current signal in this filter — demand is building ahead of supply. Top pick: Angus (58/100). 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 →
- #11.3% vacancy58Yield🟢 Under budgetDrivers
- Rental yield8.1%
- Supply tightening-5.0% YoY
- Budget headroom68% under cap
- Tight rentals1.3%
Risks- No major construction project in this state
Closest construction ·M12 Motorway19.5 kmConstruction · 2026
2765 · PenrithCompare investment case - #21.3% vacancy58Yield🟢 Under budgetDrivers
- Rental yield8.3%
- Supply tightening-5.0% YoY
- Budget headroom72% under cap
- 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 - #31.3% vacancy49Balanced🟢 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 - #41.3% vacancy49Yield🟡 Near capDrivers
- Rental yield3.8%
- Supply tightening-5.0% YoY
- Tight rentals1.3%
- Population growth+6.5% (5y)
Risks- At top of budget (97% of cap)
- No major construction project in this state
Closest construction ·Sydney Metro — Western Sydney Airport24.8 kmConstruction · 2026
2563 · Campbelltown (NSW)Compare investment case - #51.3% vacancy47Balanced🟢 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 - #64.6% yield47Yield🟢 Under budgetDrivers
- Rental yield4.6%
- Population growth+6.5% (5y)
- Budget headroom64% under cap
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 - #71.3% vacancy46Balanced🟢 Under budgetDrivers
- Supply tightening-5.0% YoY
- Tight rentals1.3%
- Population growth+6.5% (5y)
- Income growth+16.0% (5y)
Risks- Thin gross yield (2.3%)
- No major construction project in this state
Closest construction ·Sydney Metro West — Parramatta300.8 kmConstruction · 2030
2340 · Liverpool PlainsCompare investment case - #81.3% vacancy46Balanced🟡 Near capDrivers
- Supply tightening-5.0% YoY
- Tight rentals1.3%
- Population growth+6.5% (5y)
- Income growth+16.0% (5y)
Risks- At top of budget (100% of cap)
- No major construction project in this state
Closest construction ·Sydney Metro West — Parramatta302.6 kmConstruction · 2030
2340 · Liverpool PlainsCompare investment case - #95.0%/yr 5y growth42Balanced🟢 Under budgetDrivers
- Population growth+6.5% (5y)
- Rental yield3.1%
Risks- Listings up 6.0% YoY — supply easing
- No major construction project in this state
Closest construction ·Sydney Metro West — Parramatta496.1 kmConstruction · 2030
2400 · GwydirCompare investment case - #105.0%/yr 5y growth41Balanced🟢 Under budgetDrivers
- Population growth+6.5% (5y)
- Rental yield3.1%
Risks- Listings up 6.0% YoY — supply easing
- No major construction project in this state
Closest construction ·Parramatta Light Rail Stage 2350.6 kmApproved · 2031
2440 · Port Macquarie-HastingsCompare investment case
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