Best Investment Suburbs Under $400k in New South Wales — 2026
Investing in New South Wales doesn't require a massive budget. These suburbs offer strong rental yields at median prices under $400,000 — real opportunities for cashflow-focused investors.
Top 8 Suburbs Under $400k in New South Wales
| Suburb | Median Price | Weekly Rent | Gross Yield | Vacancy Rate |
|---|---|---|---|---|
| 1. Angus | $165,000 | $350/wk | 11.03% | 2.7% |
| 2. Pindimar | $170,000 | $350/wk | 10.71% | 1.3% |
| 3. Pokolbin | $367,500 | $600/wk | 8.49% | 1.1% |
| 4. Lower Macdonald | $195,000 | $310/wk | 8.27% | — |
| 5. Bredbo | $270,000 | $400/wk | 7.70% | — |
| 6. Chilcotts Grass | $295,000 | $435/wk | 7.67% | — |
| 7. Montefiores | $230,000 | $303/wk | 6.85% | — |
| 8. Lloyd | $324,000 | $420/wk | 6.74% | 1.0% |
Why Lower-Price Suburbs Can Outperform
Lower entry prices relative to rents can produce gross yields of 6–10%+ that capital-city suburbs rarely match. The trade-off is typically slower capital growth — balance yield with vacancy rate as your demand proxy.
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