Programmatic ranking · 2026

Best WA suburbs to invest in under $800K

16 suburbs match this filter today. Average 5-year capital growth across them is 10.2%/yr; average gross yield is 2.8%. 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: Morley (65/100). 10.4%/yr capital growth, population +12.6% (5y).

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

    Morley

    10.4%/yr capital growth, population +12.6% (5y).

    5y growth · 10.4%/yr
    65
    Growth🟡 Near cap
    Drivers
    • Capital growth10.4%/yr
    • Population growth+12.6% (5y)
    • Supply tightening-9.0% YoY
    • Tight rentals1.0%
    Risks
    • At top of budget (93% of cap)
    • No major construction project in this state
    6062 · BayswaterCompare investment case
  2. #2

    Armadale

    11.8%/yr capital growth, population +12.6% (5y).

    5y growth · 11.8%/yr
    64
    Growth🟢 Under budget
    Drivers
    • Capital growth11.8%/yr
    • Population growth+12.6% (5y)
    • Tight rentals1.2%
    • Supply tightening-4.0% YoY
    Risks
    • No major construction project in this state
    6112 · ArmadaleCompare investment case
  3. #3

    Ellenbrook

    11.8%/yr capital growth, population +12.6% (5y).

    5y growth · 11.8%/yr
    64
    Growth🟢 Under budget
    Drivers
    • Capital growth11.8%/yr
    • Population growth+12.6% (5y)
    • Tight rentals1.2%
    • Supply tightening-4.0% YoY
    Risks
    • No major construction project in this state
    6069 · SwanCompare investment case
  4. #4

    Midland

    10.5%/yr capital growth, population +12.6% (5y).

    5y growth · 10.5%/yr
    64
    Growth🟢 Under budget
    Drivers
    • Capital growth10.5%/yr
    • Population growth+12.6% (5y)
    • Tight rentals1.2%
    • Supply tightening-4.0% YoY
    Risks
    • No major construction project in this state
    6056 · SwanCompare investment case
  5. #5

    Rockingham

    11.4%/yr capital growth, population +12.6% (5y).

    5y growth · 11.4%/yr
    63
    Growth🟢 Under budget
    Drivers
    • Capital growth11.4%/yr
    • Population growth+12.6% (5y)
    • Tight rentals1.2%
    • Supply tightening-4.0% YoY
    Risks
    • No major construction project in this state
    6168 · RockinghamCompare investment case
  6. #6

    Baldivis

    12.2%/yr capital growth, population +12.6% (5y).

    5y growth · 12.2%/yr
    63
    Growth🟢 Under budget
    Drivers
    • Capital growth12.2%/yr
    • Population growth+12.6% (5y)
    • Tight rentals1.2%
    • Supply tightening-4.0% YoY
    Risks
    • No major construction project in this state
    6171 · RockinghamCompare investment case
  7. #7

    Currambine

    11.2%/yr capital growth, population +12.6% (5y).

    5y growth · 11.2%/yr
    62
    Growth🟡 Near cap
    Drivers
    • Capital growth11.2%/yr
    • Population growth+12.6% (5y)
    • Tight rentals1.2%
    • Supply tightening-4.0% YoY
    Risks
    • At top of budget (93% of cap)
    • No major construction project in this state
    6028 · JoondalupCompare investment case
  8. #8

    Cannington

    10.8%/yr capital growth, population +12.6% (5y).

    5y growth · 10.8%/yr
    62
    Growth🟢 Under budget
    Drivers
    • Capital growth10.8%/yr
    • Population growth+12.6% (5y)
    • Tight rentals1.2%
    • Supply tightening-4.0% YoY
    Risks
    • No major construction project in this state
    6107 · CanningCompare investment case
  9. #9

    Joondalup

    10.8%/yr capital growth, population +12.6% (5y).

    5y growth · 10.8%/yr
    61
    Growth🟡 Near cap
    Drivers
    • Capital growth10.8%/yr
    • Population growth+12.6% (5y)
    • Tight rentals1.2%
    • Supply tightening-4.0% YoY
    Risks
    • At top of budget (93% of cap)
    • No major construction project in this state
    6027 · JoondalupCompare investment case
  10. #10

    Mandurah

    11.2%/yr capital growth, population +12.6% (5y).

    5y growth · 11.2%/yr
    58
    Growth🟢 Under budget
    Drivers
    • Capital growth11.2%/yr
    • Population growth+12.6% (5y)
    • Income growth+15.0% (5y)
    Risks
    • Thin gross yield (2.4%)
    • No major construction project in this state
    6210 · MandurahCompare investment case

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