Australia's most populous state boasts some of the most in-demand areas to live in on the planet. From the Northern Beaches to Sydney to the Blue Mountains, there are many property markets in NSW that will probably always have strong demand. If you're looking for an investment property with strong cashflow, these are the towns and suburbs in NSW with among the highest rental yields.
NSW Rental Yields in 2026
According to the most recent data available at the time of writing, these are the median rental yields for units and houses across NSW, divided between metro and country zones.
Median price | Median weekly rent | Median rental yield | |
|---|---|---|---|
Houses (Sydney) | $1,560,000 | $750 | 2.6% |
Units (Sydney) | $835,000 | $715 | 4.5% |
Houses (Rest of NSW) | $790,000 | $590 | 4.0% |
Units (Rest of NSW) | $680,000 | $520 | 4.1% |
Source: CoreLogic. Data reported to the period ending October 2025. Median values account for sales transactions over three months.
Rental yields in New South Wales are generally lower than the norm for Australia.
As of October 2025, the average house in Sydney returned 2.6% annually in rent, lower than any other state capital - next lowest was Canberra, Brisbane, and Melbourne, all at 3.5%. Both property prices and rent are higher in Sydney than anywhere else in the nation, since generally speaking, more expensive property tends to have lower rental yields.
Regional property in NSW also generally has lower rental yields than in other states. Both houses and units located in NSW outside of Sydney have an average yield around 4%, the lowest of all eight states/territories.
Read more: Highest rental yields in Australia
Best Rental Yields in NSW
Most recent estimates suggest Broken Hill has the highest rental yields for houses in NSW, at an average of 8.9%. For units it was Lismore in Northern NSW, with an average yield of 6.9%.
Houses
| Rank | Suburb (Postcode) | LGA | Median Price | Median Rent | Rental Yield |
|---|---|---|---|---|---|
| 1st | Broken Hill (2880) | Broken Hill | $205,000 | $350 | 8.9% |
| 2nd | Coonamble (2829) | Coonamble | $180,000 | $300 | 8.7% |
| 3rd | Nyngan (2825) | Bogan | $260,000 | $400 | 8.0% |
| 4th | South Lismore (2480) | Lismore | $367,500 | $498 | 7.0% |
| 5th | Coonabarabran (2357) | Warrumbungle | $288,750 | $380 | 6.8% |
| 6th | West Wyalong (2671) | Bland | $385,000 | $495 | 6.7% |
| 7th | Finley (2713) | Berrigan | $325,000 | $400 | 6.4% |
| 8th | Cobar (2835) | Cobar | $277,500 | $340 | 6.4% |
| 9th | Warialda (2402) | Gwydir | $290,000 | $355 | 6.4% |
| 10th | Wellington (2820) | Dubbo | $312,500 | $380 | 6.3% |
| 11th | Farley (2320) | Maitland | $499,999 | $600 | 6.2% |
| 12th | Moree (2400) | Moree Plains | $335,000 | $400 | 6.2% |
| 13th | Condobolin (2877) | Lachlan | $260,000 | $310 | 6.2% |
| 14th | Gilgandra (2827) | Gilgandra | $320,000 | $380 | 6.2% |
| 15th | Berrigan (2712) | Berrigan | $321,000 | $378 | 6.1% |
| 16th | Coleambally (2707) | Murrumbidgee | $345,500 | $400 | 6.0% |
| 17th | Narrandera (2700) | Narrandera | $330,000 | $380 | 6.0% |
| 18th | Harden (2587) | Hilltops | $370,000 | $425 | 6.0% |
| 19th | Narromine (2821) | Narromine | $392,625 | $450 | 6.0% |
| 20th | Peak Hill (2869) | Parkes | $280,000 | $320 | 5.9% |
| 21st | Narrabri (2390) | Narrabri | $465,000 | $530 | 5.9% |
| 22nd | Lockhart (2656) | Lockhart | $377,500 | $430 | 5.9% |
| 23rd | Werris Creek (2341) | Liverpool Plains | $330,000 | $375 | 5.9% |
| 24th | Boggabri (2382) | Narrabri | $352,500 | $400 | 5.9% |
| 25th | Deniliquin (2710) | Edward River | $358,500 | $400 | 5.8% |
Source: CoreLogic. Data reported to the period ending October 2025. Median values account for sales transactions over three months.
Broken Hill, Coonamble, and Nyngan are the standout suburbs for houses, with rental yields more than a full percentage point higher than the rest on this list.
About 1,100kms west of Sydney, Broken Hill is Australia's oldest continuous mining town, sitting above one of the world's largest deposits of silver-lead-zinc ore. Mining hotspots often have high rental yields because of the imbalance between the large number of people moving to the area temporarily and the comparatively fewer that actually want to buy.
Coonamble meanwhile is a regional centre for sheep and the wool industry. Farming is another common denominator in areas with high rental yield, possibly because of agricultural workers temporarily relocating to the area.
Farming and mining are also the likeliest explanation for the strong yields in Nyngan, part of the Bogan Shire which the NSW Government says is a 'wool and mining region with a very productive pastoral and agricultural shire'.
Units
| Rank | Suburb (Postcode) | LGA | Median Price | Median Rent | Rental Yield |
|---|---|---|---|---|---|
| 1st | Sapphire Beach (2450) | Coffs Harbour | $380,000 | $555 | 7.6% |
| 2nd | Moree (2400) | Moree Plains | $207,500 | $280 | 7.0% |
| 3rd | Lismore (2480) | Lismore | $290,000 | $390 | 7.0% |
| 4th | Haymarket (2000) | Sydney | $938,000 | $1,200 | 6.7% |
| 5th | South Tamworth (2340) | Tamworth | $265,000 | $330 | 6.5% |
| 6th | South Albury (2640) | Albury | $285,000 | $350 | 6.4% |
| 7th | Moama (2731) | Murray River | $391,000 | $480 | 6.4% |
| 8th | Deniliquin (2710) | Edward River | $239,500 | $290 | 6.3% |
| 9th | Crestwood (2620) | Queanbeyan-Palerang | $365,000 | $440 | 6.3% |
| 10th | Kooringal (2650) | Wagga Wagga | $326,000 | $390 | 6.2% |
| 11th | Muswellbrook (2333) | Muswellbrook | $340,000 | $405 | 6.2% |
| 12th | Granville (2142) | Cumberland | $524,000 | $620 | 6.2% |
| 13th | Chippendale (2008) | Sydney | $752,500 | $890 | 6.2% |
| 14th | Scone (2337) | Upper Hunter | $355,000 | $418 | 6.1% |
| 15th | Dubbo (2830) | Dubbo | $323,750 | $380 | 6.1% |
| 16th | Bilambil Heights (2486) | Tweed | $447,500 | $525 | 6.1% |
| 17th | East Tamworth (2340) | Tamworth | $334,000 | $390 | 6.1% |
| 18th | Prospect (2148) | Blacktown | $510,500 | $595 | 6.1% |
| 19th | Pendle Hill (2145) | Cumberland | $494,375 | $575 | 6.0% |
| 20th | Harris Park (2150) | Parramatta | $503,000 | $585 | 6.0% |
| 21st | Guildford (2161) | Cumberland | $475,000 | $550 | 6.0% |
| 22nd | Villawood (2163) | Canterbury-Bankstown | $562,500 | $650 | 6.0% |
| 23rd | Merrylands (2160) | Cumberland | $520,000 | $600 | 6.0% |
| 24th | Ultimo (2007) | Sydney | $650,000 | $750 | 6.0% |
| 25th | Mascot (2020) | Bayside (NSW) | $873,000 | $1,000 | 6.0% |
Source: CoreLogic. Data reported to the period ending October 2025. Median values account for sales transactions over three months.
The area with the highest rental yield for units was Sapphire Beach in Coffs Harbour. A popular holiday destination, a rise in short stay accomodation like AirBnb may have contributed to rent going up in Sapphire Beach relative to property prices.
Moree had the second highest yields, another major agricultural hotspot. Moree is a major producer of crops like cotton and wheat, as well as livestock.
The most likely explanation for Lismore in third place is unfortunately the severe flooding that’s affected Lismore in recent years. The flood risk likely reduces demand to buy Lismore property, pulling prices below where they would otherwise be. Since you aren’t taking on as much risk when you rent, the rates likely aren’t affected to the same extent, creating the imbalance.
Highest Rental Yields in Sydney
Suburbs in rural NSW make up the majority of the above list - capital cities tend to have more modest rental returns than property in regional areas.
Crangan Bay in Central Coast had the highest average rental yield for houses at 5.2% as of October 2025. For units, it was inner city suburb Haymarket (6.7%)
This is where you could expect to find the highest rental yields in the Sydney statistical division:
Houses
| Rank | Suburb (Postcode) | LGA | Median Price | Median Rent | Rental Yield |
|---|---|---|---|---|---|
| 1st | Crangan Bay (2259) | Central Coast | $895,000 | $890 | 5.2% |
| 2nd | Warnervale (2259) | Central Coast | $1,000,000 | $820 | 4.3% |
| 3rd | Tuggerah (2259) | Central Coast | $800,000 | $650 | 4.2% |
| 4th | Gwandalan (2259) | Central Coast | $820,000 | $650 | 4.1% |
| 5th | Wadalba (2259) | Central Coast | $915,000 | $725 | 4.1% |
| 6th | Woongarrah (2259) | Central Coast | $972,500 | $770 | 4.1% |
| 7th | Vineyard (2765) | Hawkesbury | $1,077,500 | $850 | 4.1% |
| 8th | Mardi (2259) | Central Coast | $950,000 | $740 | 4.1% |
| 9th | Blue Haven (2262) | Central Coast | $797,500 | $620 | 4.0% |
| 10th | Austral (2179) | Liverpool | $998,000 | $770 | 4.0% |
| 11th | Leppington (2179) | Camden | $1,020,000 | $780 | 4.0% |
| 12th | Caddens (2747) | Penrith | $1,120,000 | $850 | 3.9% |
| 13th | Hamlyn Terrace (2259) | Central Coast | $950,000 | $720 | 3.9% |
| 14th | Charmhaven (2263) | Central Coast | $767,500 | $580 | 3.9% |
| 15th | Chittaway Bay (2261) | Central Coast | $880,000 | $665 | 3.9% |
| 16th | Niagara Park (2250) | Central Coast | $875,000 | $660 | 3.9% |
| 17th | Chittaway Point (2261) | Central Coast | $830,000 | $625 | 3.9% |
| 18th | Watanobbi (2259) | Central Coast | $800,000 | $600 | 3.9% |
| 19th | Mannering Park (2259) | Central Coast | $805,999 | $600 | 3.9% |
| 20th | Bow Bowing (2566) | Campbelltown | $915,000 | $680 | 3.9% |
| 21st | Jordan Springs (2747) | Penrith | $1,025,000 | $760 | 3.9% |
| 22nd | Kanwal (2259) | Central Coast | $812,000 | $600 | 3.8% |
| 23rd | Lake Haven (2263) | Central Coast | $840,000 | $620 | 3.8% |
| 24th | Chain Valley Bay (2259) | Central Coast | $815,000 | $600 | 3.8% |
| 25th | Bardia (2565) | Campbelltown | $1,041,500 | $765 | 3.8% |
Source: CoreLogic. Data reported to the period ending October 2025. Median values account for sales transactions over three months.
Units
| Rank | Suburb (Postcode) | LGA | Median Price | Median Rent | Rental Yield |
|---|---|---|---|---|---|
| 1st | Haymarket (2000) | Sydney | $938,000 | $1,200 | 6.7% |
| 2nd | Granville (2142) | Cumberland | $524,000 | $620 | 6.2% |
| 3rd | Chippendale (2008) | Sydney | $752,500 | $890 | 6.2% |
| 4th | Prospect (2148) | Blacktown | $510,500 | $595 | 6.1% |
| 5th | Pendle Hill (2145) | Cumberland | $494,375 | $575 | 6.0% |
| 6th | Harris Park (2150) | Parramatta | $503,000 | $585 | 6.0% |
| 7th | Guildford (2161) | Cumberland | $475,000 | $550 | 6.0% |
| 8th | Villawood (2163) | Canterbury-Bankstown | $562,500 | $650 | 6.0% |
| 9th | Merrylands (2160) | Cumberland | $520,000 | $600 | 6.0% |
| 10th | Ultimo (2007) | Sydney | $650,000 | $750 | 6.0% |
| 11th | Mascot (2020) | Bayside | $873,000 | $1,000 | 6.0% |
| 12th | Sydney Olympic Park (2127) | Parramatta | $670,000 | $765 | 5.9% |
| 13th | Kellyville Ridge (2155) | Blacktown | $565,000 | $630 | 5.8% |
| 14th | Toongabbie (2146) | Parramatta | $570,000 | $630 | 5.7% |
| 15th | Zetland (2017) | Sydney | $956,500 | $1,050 | 5.7% |
| 16th | Merrylands West (2160) | Cumberland | $483,750 | $530 | 5.7% |
| 17th | Rosehill (2142) | Parramatta | $520,000 | $568 | 5.7% |
| 18th | Fairfield (2165) | Fairfield | $440,000 | $480 | 5.7% |
| 19th | Auburn (2144) | Cumberland | $590,000 | $643 | 5.7% |
| 20th | Parramatta (2150) | Parramatta | $615,000 | $670 | 5.7% |
| 21st | Regents Park (2143) | Cumberland | $505,000 | $550 | 5.7% |
| 22nd | Wentworthville (2145) | Cumberland | $595,000 | $640 | 5.6% |
| 23rd | Warwick Farm (2170) | Liverpool | $465,000 | $500 | 5.6% |
| 24th | Mays Hill (2145) | Cumberland | $605,000 | $650 | 5.6% |
| 25th | Carramar (2163) | Fairfield | $392,000 | $420 | 5.6% |
Source: CoreLogic. Data reported to the period ending October 2025. Median values account for sales transactions over three months.
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