It may have suffered from catastrophic floods but Lismore remains a hot market for investors. 10 Fowler Street, Lismore, is listed for $525,000
Australia’s top investment goldmines have been revealed, as rental markets continue to remain tight across the nation.
The new national research has identified 25 house markets where investors are finding rare alignment between affordability, yield, and growth, according to the latest Pulse report by Washington Brown and Hotspotting.
The October 2025 edition of The Pulse reveals suburbs that are not only outperforming national trends but are also offering a blueprint for sustainable investment.
The list features suburbs in New South Wales, the Northern Territory, Queensland, Tasmania and Victoria.
Queensland dominated the top 25 with 11 suburbs making the cut followed by seven in NSW, three in Victoria, three in the Northern Territory and one in Tasmania.
“These are not speculative picks,” Hotspotting general manager Tim Graham said.
“They’re backed by real fundamentals, including strong local economies, infrastructure investment, and low vacancy rates.
“We’re identifying locations where investors can achieve cashflow-positive outcomes without sacrificing long-term capital growth.”
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Tim Graham
Washington Brown director Tyron Hyde said Park Avenue in Rockhampton, which posted a 29.1 per cent annual price increase, and Lismore in New South Wales, which surged 26.8 per cent despite its recent flood recovery, were prime examples of this powerful combination of factors.
“These markets are resilient, affordable, and on the move,” Mr Hyde said.
“They’re attracting investors who are thinking strategically and not just chasing short-term returns, which is always a bad idea.”
Victoria’s Red Cliffs and Mooroopna, Northern Territory’s Moulden and Rosebery, and Tasmania’s Ravenswood also featured prominently, which reflected a broader shift toward regional centres with rising demand and infrastructure momentum, he said.
“We’re seeing a decentralisation of investor interest with affordability driving exploration beyond the capital cities,” Mr Hyde said.
“While gross rental yields remain a key metric, savvy investors are increasingly looking at the full financial picture.
“In suburbs such as Moulden, Norville, and Red Cliffs, the tax benefits from depreciation can lift a 5.7 per cent or 5.8 per cent yield into the 6.2 per cent to 6.4 per cent range, which can turn a negative cash flow property into a positive one.”
90 Ilex Street, Red Cliffs, is under offer
Mr Hyde said depreciation is becoming a critical lever for investors navigating today’s high-cost environment.
“In a market where six per cent yields are harder to find, depreciation is the silent accelerator,” he said.
“By claiming depreciation, investors can significantly boost their after-tax returns.
“We’re seeing this play out in real time across many of the suburbs featured in our latest research.”
Tyron Hyde
He said Washington Brown’s modelling showed that in tightly-held markets with sub-two per cent vacancy rates, depreciation can be the difference between a neutral and a cashflow-positive investment.
“Depreciation is a strategic tool because in the right market, it can significantly elevate yields, especially when paired with rising rents and falling interest rates,” he said.
“It’s one of the most underutilised advantages in the investor toolkit, and it’s helping smart buyers stay ahead of the curve.”
West Mackay made the top 25. 18 Lloyd Street, West Mackay, is listed for $520,000
Mr Graham said the report’s methodology was grounded in empirical criteria, including market size, infrastructure investment, employment growth, and affordability, ensuring that each location meets a rigorous standard.
“With vacancy rates below two per cent in most featured suburbs and price growth averaging well above national benchmarks, our latest research offers a timely guide for investors navigating a complex landscape,” he said.
TOP 25 – WHAT THE REPORT SAID:
New South Wales
Gunnedah: Mr Hyde said Gunnedah combines consistent capital growth with strong economic drivers like agriculture, resources, and the $3.6 billion Narrabri Gas Project.
“Its 5.8 per cent rental yield and proximity to Tamworth and Inland Rail make it a solid regional performer,” he said.
Lismore: Mr Graham said Lismore is undergoing a major rebuild after recent floods, with more than 100 infrastructure projects completed and more under way.
“Its six per cent rental yield and 27 per cent price growth in 12 months reflect a strong recovery as well as investor appeal,” he said.
Aerial views of North Lismore after TC Alfred crossed the coast in March. MEDIA-MODE.COM
Moree: Mr Hyde said Moree offers affordable housing and strong rental yields, supported by its agricultural base and regional infrastructure.
“Its strategic location and low vacancy rate make it attractive for yield-focused investors,” he said.
Narromine: Mr Graham said Narromine is emerging as a renewable energy and agricultural centre, with major infrastructure spend and proximity to Dubbo.
“Despite a smaller population, its 5.9 per cent rental yield and affordable housing support its inclusion in the report,” he said.
Parkes: Mr Hyde said Parkes offers affordable housing and strategic infrastructure investment, including the $31.4 billion Inland Rail and a proposed $1.5 billion wasteto-energy project. “With a rental yield of 5.8 per cent and vacancy rate of 1.6 per cent, it’s a logistics and energy hub poised for growth,” he said.
South Grafton: Mr Graham said South Grafton benefits from major infrastructure upgrades including a $263 million hospital and $240 million river crossing.
“With a 6.1 per cent rental yield and affordable housing, it’s a rising regional market in Northern NSW,” he said.
Wentworth: Mr Hyde said Wentworth boasts a zero per cent vacancy rate and affordable housing, making it one of the tightest rental markets in NSW.
“Its strategic location near Mildura and lifestyle appeal also support its growth potential,” he said.
Northern Territory
Moulden: Mr Graham said Moulden, located in Palmerston, benefits from Darwin’s rising market and infrastructure-led growth.
“With affordable housing and a tight rental market, it offers investors solid yields and long-term potential,” he said.
Muirhead: Mr Hyde said Muirhead in Darwin offers a 0.5 per cent vacancy rate and strong infrastructure investment, contributing to rising demand.
“Its affordability and proximity to employment hubs make it a standout in the Darwin market,” he said.
Rosebery: Mr Grahan said Rosebery combines suburban appeal with proximity to Darwin’s employment and infrastructure zones.
“Its low vacancy rate and affordable house prices make it a compelling option for yield-focused investors,” he said.
Queensland
Bowen: Mr Hyde said Bowen is a coastal town in the Whitsundays region with a diversified economy including agriculture, tourism, and port activity.
“Its affordable house prices and tight rental market position it as a high-yield investment location,” he said.
Bundaberg North: Mr Graham said Bundaberg North offers affordable housing and strong rental yields, supported by a growing regional economy and lifestyle appeal.
“Its proximity to the Burnett River and Bundaberg CBD makes it attractive for both tenants and investors,” he said.
Dalby: Mr Hyde said Dalby combines a 19 per cent annual price increase with a 0.4 per cent vacancy rate, reflecting strong rental demand.
“Its agricultural base and infrastructure links support long-term growth,” he said.
Howard: Mr Graham said Howard has a zero per cent vacancy rate and affordable housing, making it one of Queensland’s tightest rental markets.
“Its lifestyle appeal and proximity to Hervey Bay also support future capital growth,” he said. Mooroobool: Mr Hyde said Mooroobool, a suburb of Cairns, combines tropical lifestyle appeal with strong rental demand and infrastructure access.
“Its affordability and consistent growth make it a compelling choice for yield-focused investors,” he said.
Norville: Mr Graham said Norville in Bundaberg recorded a 21 per cent price increase in 12 months, reflecting strong investor interest and overall buyer demand.
“Its affordability and rental yield make it a standout in the Wide Bay region,” he said.
Park Avenue (Rockhampton): Mr Hyde said Park Avenue leads the nation with a 79 per cent price increase over two years and a zero per cent vacancy rate.
“Its affordability and rental yield of 6.1 per cent make it a top performer in regional Queensland,” he said.
Proserpine: Mr Graham said Proserpine offers a zero per cent vacancy rate and strong rental yields in a lifestyle-rich region.
“Its affordability and tourism-driven economy make it a compelling investment location,” he said.
South Mackay: Mr Hyde said South Mackay saw a 28 per cent price rise in 12 months, driven by strong rental demand and infrastructure investment.
“Its 6.1 per cent yield and coastal location offer investors both growth and lifestyle appeal,” he said.
West Mackay: Mr Graham said West Mackay recorded a 19 per cent price increase and offers a balanced market with solid rental returns.
“Its coastal location and infrastructure upgrades make it attractive to investors,” he said.
18 Lloyd Street, West Mackayis listed for $520,000
West Rockhampton: Mr Hyde said West Rockhampton benefits from its central location, proximity to employment hubs, and infrastructure upgrades.
“With solid rental returns and rising demand, it’s a strong performer in the Rockhampton region,” he said.
Tasmania
Ravenswood (Launceston): Mr Graham said Ravenswood is Tasmania’s sole entry, offering affordable housing and solid rental yields.
“Its proximity to Launceston and low vacancy rates support its inclusion in the report,” he said.
Victoria
Benalla: Mr Hyde said Benalla combines a rural lifestyle with infrastructure-led growth, including solar farms, rail upgrades, and defence contracts.
“With a 5.9 per cent rental yield and 7 per cent annual price growth, it presents a compelling case for investors seeking affordability and regional momentum,” he said.
Mooroopna: Mr Graham said Mooroopna, part of Greater Shepparton, sits in Victoria’s agricultural heartland and benefits from major transport upgrades and hospital investment.
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