Rental yield is the single most important number for cashflow-focused investors. It tells you how much annual income a property generates relative to its purchase price — and in 2026, some Australian suburbs are delivering yields well above the national average of 3.8%.
This guide uses live market data from Property Scout AU to rank the highest-yielding suburbs across every state. All figures are gross yield — net yield is typically 1–2% lower after property management, rates, insurance and maintenance.
What Is Rental Yield?
Gross yield formula: (Weekly rent × 52 ÷ Purchase price) × 100
Example: $600/week rent on a $530,000 property = ($600 × 52 ÷ $530,000) × 100 = 5.9% gross yield.
A yield above 5% gross is considered strong in Australia. Above 6% is exceptional and usually found in regional or Northern Territory markets. Sydney and Melbourne typically yield 2.5–3.5% — low yield but historically higher capital growth.
Top Yielding Suburbs — Live Data March 2026
| Suburb | State | Median Price | Rent/wk | Gross Yield |
|---|---|---|---|---|
| Darwin | NT | $575,000 | $720 | 6.5% |
| Salisbury | SA | $500,000 | $580 | 6.0% |
| Cairns | QLD | $530,000 | $600 | 5.9% |
| Midland | WA | $649,000 | $700 | 5.6% |
| Glenorchy | TAS | $595,000 | $600 | 5.2% |
| Mackay | QLD | $569,000 | $570 | 5.2% |
| Parramatta | NSW | $685,000 | $660 | 5.0% |
| Liverpool | NSW | $588,000 | $550 | 4.9% |
Northern Territory — Darwin Tops the Table at 6.5%
Darwin leads Australia for gross yield in 2026 at 6.5%. A $575,000 median with $720/week median rent makes the numbers hard to argue with. Darwin's unique tenant base — defence personnel, government workers, mining FIFO workers — keeps demand consistent and vacancy rates low despite the small overall market size.
The main risk with Darwin is capital growth, which has been flat-to-negative for extended periods. Investors buying Darwin purely for yield need to be comfortable holding through market cycles. For pure cashflow investors, however, Darwin remains one of the most compelling markets in the country.
South Australia — Salisbury at 6.0%
Salisbury in Adelaide's northern corridor is delivering 6.0% gross yield on a median price of just $500,000. Adelaide has been one of the best-performing property markets since 2022, with strong interstate migration and limited new housing supply driving rents sharply higher.
Salisbury benefits from proximity to RAAF Base Edinburgh, multiple industrial precincts, and good public transport. The northern Adelaide corridor — Salisbury, Elizabeth, Gawler — offers the best yield profile in the city, with entry prices still accessible at a standard 20% deposit.
Queensland — Cairns and Mackay
Cairns at 5.9% benefits from strong tourism demand and consistent interstate migration from southern states. Vacancy rates in inner Cairns regularly sit below 2%, and the $530,000 median is well below the Brisbane average.
Mackay at 5.2% is driven by the resources sector — coal and agricultural exports keep local employment strong. As with all resource-dependent markets, investors should stress-test commodity price scenarios. That said, Mackay has shown resilience due to its diversified agricultural base.
Western Australia — Midland and the Perth Boom
Midland is delivering 5.6% yields on a $649,000 median — exceptional for a suburb with good infrastructure and easy access to Perth CBD. The Perth metro rental market is one of the tightest in Australia, with vacancy rates below 1% across most of the city.
Perth's yield story in 2026 is one of the best nationally. Strong population growth, constrained housing supply, and resource sector employment have driven rents up while prices remain well below Sydney and Melbourne levels.
Tasmania — Glenorchy at 5.2%
Glenorchy, 8km north of Hobart CBD, is producing 5.2% yields on a $595,000 median. Hobart's rental market has been consistently tight since 2019 as interstate buyers priced out local renters, creating strong structural rental demand.
Find High-Yield Properties Right Now
These are suburb-wide medians — individual listings can deliver significantly higher yields depending on property type and condition. Use Property Scout AU to search any suburb and see estimated yields on every live listing.
Search live listings with yield estimates — free
Search Any Suburb →Australian property market data via Property Scout AU. Not financial advice — always consult a qualified adviser before investing.