The median house price in Canberra has hovered between about $900,000 and $1,100,000 for a few years now. Little sign then, of the enormous capital gains that other cities like Perth or Brisbane have experienced, so if you're a budding homebuyer or investor you might be a bit wary about the prospects of investing in the ACT.
Nevertheless, with plenty of infrastructure heading to Canberra and the state economy in good health, there's still a good chance next year is when things start to pick back up again. We spoke to a leading buyers agent and a property economics analyst to discover which Canberra suburbs have the best chance of seeing major capital gains in 2026 and beyond.
Gungahlin (2912)
| Median Price (September 2025) | Annual Growth | Median Weekly Rent (September 2025) | Annual Growth | |
|---|---|---|---|---|
| Houses | $900,000 | -3.7% | $685 | -2.1% |
| Units | $430,000 | -1.8% | $525 | 2.9% |
Source: Realestate.com
The Gunghalin district encompasses nearly twenty different suburbs in northern Canberra. It's one of the fastest growing regions in the capital, and investor/founder of Palise Property Steve Palise says the suburb of Gunghalin itself has particular capital growth potential.
"Gunghalin has a strong family appeal," he told Savings.com.au.
"Growth there is supported by young demographics, and affordability compared to the inner south.
The 25/26 ACT budget included substantial upgrades to family friendly facilities in Gunghalin, including new sports facilities and playgrounds. The local government is keen to support the growing population, and Mr Palise said there's also plenty of private sector investment coming.
"The town centre expansion is driving retail and mixed-use investment, as well as civic," Mr Palise said.
Steve Palise, Founder and Director of Palise Property
Pearce (2607) and Lyons (2607)
Pearce
| Median Price (September 2025) | Annual Growth | Median Weekly Rent (September 2025) | Annual Growth | |
|---|---|---|---|---|
| Houses | $1,335,000 | 8.1% | $740 | -1.3% |
| Units | $670,000 | 0% | $550 | -5.2% |
Source: Realestate.com
Lyons
| Median Price (September 2025) | Annual Growth | Median Weekly Rent (September 2025) | Annual Growth | |
|---|---|---|---|---|
| Houses | $1,225,000 | 19.5% | $695 | 2.2% |
| Units | $385,000 | 5.5% | $470 | 0% |
Source: Realestate.com
Mr Palise also picked out the Woden Valley district. Just south of Parliament House and the heart of the city, Woden Valley property is more expensive than the ACT average, but Mr Palise says for those who can afford to buy there, prices could well keep climbing.
"A demand uplift [in Woden Valley] is expected from both government leases and new residents," he said.
"Westfield Woden and the surrounding pipeline of high-rises is creating a mixed-use precinct."
PRD Research Analyst Thomas Kirk highlighted two Woden Valley suburbs in particular for their growth potential.
"There is approximately $127 million in project developments commencing construction from 2025 and 2026 in Lyons, including a $123 million residential mixed use development plan to deliver 492 apartments and park areas," he told Savings.com.au.
Lyons is eye-catching for the disparity between house and unit prices. The average house in Lyons is over 20% more expensive than the ACT median, while the average unit is available at a near 36% discount. However, Mr Kirk thinks there's room to grow for both.
"With no new houses planned [for construction], prices will continue to increase," he said.
"Buyers will re-direct their preferences to units, lifting up the unit market.
"Now is an ideal time to buy"
Slightly further south of Lyons, Pearce was Mr Kirk's other Woden Valley selection.
"[Pearce] is well located…a relaxed suburban area," he explained.
"The five year growth figures are very attractive…unit rental yields are higher than the Canberra average."
Thomas Kirk, Research Analyst at PRD Research
Rivett (2611)
| Median Price (September 2025) | Annual Growth | Median Weekly Rent (September 2025) | Annual Growth | |
|---|---|---|---|---|
| Houses | $870,000 | -3.3% | $700 | 14.8% |
| Units | - | - | - | - |
Source: Realestate.com
Moving further out from the city, Rivett is on the edge of the Cooleman Ridge nature reserve. Mr Kirk says it offers a "quiet suburban lifestyle" and is an "emerging affordable suburb" compared to more central areas.
"Rivett has experienced a five year house price growth of 37% from 2020 to 2025," he told Savings.com.au.
"There are no new incoming residential developments set to commence in 2026.
"We expect this to cause long-term property price growth in the area as it becomes increasingly undersupplied with no new incoming ready-to-go stock."
Belconnen (2617)
| Median Price (September 2025) | Annual Growth | Median Weekly Rent (September 2025) | Annual Growth | |
|---|---|---|---|---|
| Houses | $700,000 | 7.2% | $550 | -5.2% |
| Units | $509,000 | -2.1% | $550 | 1.9% |
Source: Realestate.com
Mr Palise's next pick was Belconnen, to the north-west of the CBD and on Lake Ginninderra, one of the biggest in the ACT. Even after 7% growth over the last twelve months, its house prices are still more than 30% cheaper than the ACT average, but he says persistent demand should mean prices keep climbing.
"Belconnen is anchored by the University of Canberra, the Australian Institute of Sport (AIS) and multiple federal agencies," he said.
"It's only fifteen minutes to the CBD, which means there's reliable demand from students, public servants and professionals."
"The Lake Ginninderra precinct is also being revitalised."
Emu Bank in Belconnen on the Lake, picture by Tijan Manandhar on Unsplash
Macquarie (2614)
| Median Price (September 2025) | Annual Growth | Median Weekly Rent (September 2025) | Annual Growth | |
|---|---|---|---|---|
| Houses | $950,000 | 3.5% | $650 | -3.7% |
| Units | $600,000 | 25% | $550 | 2.8% |
Source: Realestate.com
Just below Belconnen is Macquarie. Its property prices are significantly more expensive than Belconnen, but remain below the state average for both houses and units, and Mr Kirk flagged an upcoming undersupply that could see prices pushed up further.
"There are no new developments commencing construction in 2025 or 2026 in Macquarie," he said.
"Now is the opportune time for buyers to enter the market - right now Macquarie is still slightly more affordable to Canberra Metro, but this may not last long."
Macquarie is a residential suburb, close to the Black Mountain Nature Reserve as well as the aforementioned Lake Ginnenderra. There's plenty of family appeal, and Mr Kirk also highlighted the "very attractive" underlying numbers for investors.
"The house rental yield in Macquarie is higher than Canberra Metro, coupled with a lower vacancy rate of 1.2%," he explained.
"Investors can be confident…[Macquarie] is highly demanded by tenants."
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| Lender | Home Loan | Interest Rate | Comparison Rate* | Monthly Repayment | Repayment type | Rate Type | Offset | Redraw | Ongoing Fees | Upfront Fees | Max LVR | Lump Sum Repayment | Extra Repayments | Split Loan Option | Tags | Features | Link | Compare | Promoted Product | Disclosure |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
5.94% p.a. | 5.98% p.a. | $2,978 | Principal & Interest | Variable | $0 | $530 | 90% |
| Promoted | Disclosure | ||||||||||
5.89% p.a. | 5.80% p.a. | $2,962 | Principal & Interest | Variable | $0 | $0 | 80% |
| Promoted | Disclosure | ||||||||||
5.99% p.a. | 6.02% p.a. | $2,995 | Principal & Interest | Fixed | $0 | $0 | 60% |
| Promoted | Disclosure | ||||||||||
5.93% p.a. | 5.93% p.a. | $2,975 | Principal & Interest | Variable | $0 | $395 | 70% | Disclosure |
