Programmatic ranking · 2026

Best VIC suburbs to invest in under $800K

30 suburbs match this filter today. Average 5-year capital growth across them is 10.4%/yr; average gross yield is 3.0%. The dominant signal right now is capital growth — Average 5-year capital growth in this filter is driving the ranking. Top pick: Junction Village (65/100). 12.4%/yr capital growth, listings tightening 6.0% 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

    Junction Village

    12.4%/yr capital growth, listings tightening 6.0% YoY.

    5y growth · 12.4%/yr
    65
    Growth🟢 Under budget
    Drivers
    • Capital growth12.4%/yr
    • Supply tightening-6.0% YoY
    • Population growth+7.8% (5y)
    • Rental yield3.5%
    Risks
    • No major construction project in this state

    Closest construction ·Suburban Rail Loop East — Cheltenham27.5 kmConstruction · 2035

    3977 · FrankstonCompare investment case
  2. #2

    Mambourin

    11.7%/yr capital growth, listings tightening 6.0% YoY.

    5y growth · 11.7%/yr
    63
    Growth🟢 Under budget
    Drivers
    • Capital growth11.7%/yr
    • Supply tightening-6.0% YoY
    • Population growth+7.8% (5y)
    • Rental yield3.3%
    Risks
    • No major construction project in this state

    Closest construction ·Melbourne Airport Rail — Sunshine Hub23.7 kmApproved · 2033

    3024 · MeltonCompare investment case
  3. #3

    Deanside

    14.5%/yr capital growth, listings tightening 6.0% YoY.

    5y growth · 14.5%/yr
    62
    Growth🟢 Under budget
    Drivers
    • Capital growth14.5%/yr
    • Supply tightening-6.0% YoY
    • Population growth+7.8% (5y)
    • Tight rentals1.4%
    Risks
    • No major construction project in this state

    Closest construction ·Melbourne Airport Rail — Sunshine Hub16.5 kmApproved · 2033

    3336 · MeltonCompare investment case
  4. #4

    Wodonga

    listings tightening 8.0% YoY, incomes +22.0% (5y).

    Growth + yield · 7.9% · 3.0%
    62
    Balanced🟢 Under budget
    Drivers
    • Supply tightening-8.0% YoY
    • Income growth+22.0% (5y)
    • Capital growth7.9%/yr
    • Population growth+7.8% (5y)
    Risks
    • No major construction project in this state

    Closest construction ·North East Link — Bulleen243.4 kmConstruction · 2028

    3689 · DarebinCompare investment case
  5. #5

    Bonnie Brook

    16.5%/yr capital growth, listings tightening 6.0% YoY.

    5y growth · 16.5%/yr
    61
    Growth🟢 Under budget
    Drivers
    • Capital growth16.5%/yr
    • Supply tightening-6.0% YoY
    • Population growth+7.8% (5y)
    • Tight rentals1.4%
    Risks
    • No major construction project in this state

    Closest construction ·Melbourne Airport Rail — Sunshine Hub18.4 kmApproved · 2033

    3335 · MeltonCompare investment case
  6. #6

    Morwell

    11.9%/yr capital growth, population +7.8% (5y).

    5y growth · 11.9%/yr
    58
    Growth🟢 Under budget
    Drivers
    • Capital growth11.9%/yr
    • Population growth+7.8% (5y)
    • Rental yield3.6%
    • Budget headroom61% under cap
    Risks
    • No major construction project in this state

    Closest construction ·Suburban Rail Loop East — Glen Waverley116.0 kmConstruction · 2035

    3840 · Latrobe (Vic.)Compare investment case
  7. #7

    Churchill

    13.3%/yr capital growth, population +7.8% (5y).

    5y growth · 13.3%/yr
    57
    Growth🟢 Under budget
    Drivers
    • Capital growth13.3%/yr
    • Population growth+7.8% (5y)
    • Rental yield3.5%
    Risks
    • Only 4,924 residents — illiquid, slow to sell
    • No major construction project in this state

    Closest construction ·Suburban Rail Loop East — Glen Waverley120.0 kmConstruction · 2035

    3842 · Latrobe (Vic.)Compare investment case
  8. #8

    Hamilton

    11.4%/yr capital growth, population +7.8% (5y).

    5y growth · 11.4%/yr
    57
    Growth🟢 Under budget
    Drivers
    • Capital growth11.4%/yr
    • Population growth+7.8% (5y)
    • Rental yield3.4%
    Risks
    • No major construction project in this state

    Closest construction ·Melbourne Airport Rail — Sunshine Hub247.3 kmApproved · 2033

    3300 · Southern GrampiansCompare investment case
  9. #9

    Stawell

    10.8%/yr capital growth, population +7.8% (5y).

    5y growth · 10.8%/yr
    57
    Growth🟢 Under budget
    Drivers
    • Capital growth10.8%/yr
    • Population growth+7.8% (5y)
    • Rental yield3.5%
    • Budget headroom61% under cap
    Risks
    • No major construction project in this state

    Closest construction ·Melbourne Airport Rail — Sunshine Hub198.9 kmApproved · 2033

    3380 · Northern GrampiansCompare investment case
  10. #10

    Ararat

    8.9%/yr capital growth, 3.9% gross yield.

    Growth + yield · 8.9% · 3.9%
    56
    Balanced🟢 Under budget
    Drivers
    • Capital growth8.9%/yr
    • Rental yield3.9%
    • Population growth+7.8% (5y)
    Risks
    • No major construction project in this state

    Closest construction ·Melbourne Airport Rail — Sunshine Hub176.5 kmApproved · 2033

    3377 · Northern GrampiansCompare investment case

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