These little known suburbs are offering the highest rental yields around the country
High rents and rising values are inspiring greater investor activity this year
3 min
Advertised rents on houses and apartments have risen by more than 40 percent nationwide since the pre-pandemic period, with a shortage of rental homes and record levels of net overseas migration pushing weekly rents higher and reducing vacancy rates to historical lows, said Proptrack senior economist Eleanor Creagh.
However, Ms Creagh said the pressure in Australia’s rental market should ease over the next year as overseas migration falls, with the Federal Government expecting it to halve from here. Meantime, home values have continued to lift because the supply versus demand imbalance is now so great it is trumping the traditional dampening effect of rising interest rates on prices. Proptrack data showed the national median value lifted for the 17th consecutive month in May.
“Despite a rise in the number of homes for sale this year, strong population growth, tight rental markets, and home equity gains are all contributing to demand, while the supply side of the housing market has fallen short and as a result, home prices reached a fresh peak in May as robust demand has continued to push prices upwards,” Ms Creagh said.
More investors are in the property market this year due to strong rental yields and continually rising values. Ms Creagh said lending to investors had reached record levels in Queensland, South Australia and Western Australia, which are the strongest states at the moment for capital city price growth and rental demand.
Proptrack has published data showing the top suburbs for rental yields in both the capital cities and regional areas of each state, as well as the suburbs with the highest capital growth over five years.
Here are the results for the five mainland states.
NSW
The suburbs with the highest rental yields for houses in Greater Sydney are Killarney Vale 4.2 percent, Watanobbi 4.1 percent, Blue Haven 4.1 percent, Woongarrah 4.1 percent and Airds 4.1 percent.
In the regions, the top rental yields can be found in Broken Hill 9 percent, Cobar 8.5 percent, South Lismore 8.3 percent, Boggabri 7.5 percent and Moree 7.2 percent. The top suburbs across NSW for capital growth over the past five years are Finley 126 percent, Culcairn 123 percent, Hay 108 percent, Broulee 106 percent and West Wyalong 105 percent.
Victoria
In Greater Melbourne, the suburbs with the highest rental house yields are Wollert 4.4 percent, Coolaroo 4.3 percent, Dallas 4.3 percent, Koo Wee Rup 4.2 percent and Roxburgh Park 4.2 percent. In the regions, the best rental yields for houses can be found in Red Cliffs 6 percent, Mooroopna 5.9 percent, Numurkah 5.9 percent, Stawell 5.8 percent and Morwell 5.6 percent.
The top Victorian suburbs for five-year capital growth are Warracknabeal 119 percent, Orbost 108 percent, Beechworth 102 percent, Myrtleford 100 percent and Euroa 99 percent.
Queensland
The suburbs with the highest rental house yields in Greater Brisbane are Laidley North 6.1 percent, Laidley 5.6 percent, Churchill 5.5 percent, North Booval 5.5 percent and Russell Island 5.4 percent. In the regions, the top rental-yielding suburbs are Collinsville 10.4 percent, Moura 10.1 percent, Moranbah 9.7 percent, Pioneer 9.6 percent and Blackwater 9.5 percent.
The Sunshine State’s fastest-growing suburbs for home values over five years are Mount Morgan 157 percent, Woodford 126 percent, Dysart 122 percent, Mount Coolum 121 percent and Worongary 114 percent.
South Australia
The suburbs with the highest rental yields for houses in Greater Adelaide are Eyre 5.6 percent, Elizabeth North 5.6 percent, Smithfield Plains 5.6 percent, Munno Para 5.4 percent and Salisbury North 5.4 percent. The best rental yields in regional South Australia can be found in Whyalla Norrie 7.9 percent, Risdon Park 7.8 percent, Port Pirie South 7.8 percent, Whyalla Stuart 7.7 percent and Port Augusta 7.6 percent.
The top South Australian suburbs for five-year capital growth are Elizabeth Downs and Elizabeth North – both at 135 percent, Elizabeth South 127 percent, Elizabeth East 123 percent and Hackham West 117 percent.
Western Australia
The suburbs with the highest rental yields for houses in Greater Perth are Hilbert 6.4 percent, Medina 6.3 percent, Stratton 6.3 percent, Balga 6.3 percent and Dayton 6.2 percent. The best rental yields across regional areas can be found in Kambalda East 12.2 percent, Kambalda West 11.2 percent, Nickol 11 percent, South Headland 10.9 percent and Newman 10.7 percent.
The top West Australian suburbs for capital growth over the past five years are South Hedland 135 percent, Rangeway 116 percent, Darlington 115 percent, Cooloongup 114 percent and Spalding 113 percent.
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رغم التوترات الإقليمية، يواصل سوق العقارات الفاخرة في الإمارات جذب المشاريع الجديدة، مع تصدر الواجهات البحرية المشهد. وتستعد دبي وأبوظبي ورأس الخيمة لإطلاق مجموعة من المشاريع السكنية الفاخرة، بينها مساكن تحمل علامات فندقية عالمية مثل Ritz-Carlton وJanu.
6 min
Long-term optimism remains strong in the United Arab Emirates, even as the war in neighboring Iran hinders home sales and demand for now.
While there have certainly been residential and commercial real estate projects across the U.A.E. that have been paused or delayed due to the turmoil experienced across the region, by and large, new developments continue to be launched.
That’s the case in the luxury residences sector in particular, where a string of starry, big-name projects are putting homes on the market before the close of the year. One trend is that the islands of Dubai, Abu Dhabi and the U.A.E. at large that are taking their turn in the spotlight, as waterfront living continues to be in demand and come at a premium.
For would-be buyers looking for resort-style homes along the shores, there’s an array of upcoming projects to get excited about. Right at the top of the list are hotel branded residences from the likes of Ritz-Carlton and Janu, the sister brand of powerhouse Aman, among five swanky projects selling this season.
The Ritz-Carlton Residences Al Maryah Island, Abu Dhabi
Luxury hotel branded residences are thriving, and the exciting Ritz-Carlton Residences Al Maryah Island development is a great example of why. Residents can expect hotel-style amenities and services from a locale within Abu Dhabi’s thriving waterfront district, with the creature comforts of home built into it.
This project was unveiled at Abu Dhabi Finance Week 2025 and promises to offer The Ritz-Carlton brand’s signature, timeless style and unwavering attention to detail. All units will feature floor-to-ceiling windows with enviable views, while residents will be able to take advantage of a resort-grade, infinity waterfront pool, immersive spa and wellness facilities, and a waterfront promenade with curated outdoor spaces as well as high-end retail and dining venues.
Sales launch in October.
Number of Units: 172
Price Range: Starting at $1.2 million
Developer/Architect: Killa Design and Tara Bernerd, with SAAS Properties.
Home Sizes: One- to four-bedroom residences ranging from 882 square feet to 4,962 square feet, and a five-bedroom, 13,713-square-foot penthouse.
Amenities: Wellness facilities including premium fitness center, massage room, meditation and recovery rooms, cold plunge and indoor pool. There’s also a rooftop pool, co-working lounge, executive golf lounge, and a games room and children play area.
Janu Al Marjan Island, Ras Al Khaimah
Just 50 minutes from Dubai International Airport, Janu Al Marjan Island aims to both feel a world apart from the city, while also offering supreme ease of access. The property has its own private stretch of beach and marina, ideal for superyacht mooring and serving as the scene of a beach club.
The Janu Residences will be positioned next to the Janu hotel, with residents able to take advantage of its many social and wellness spaces, in addition to resident’s-only amenities and services. Meanwhile, the adjacent Wynn Al Marjan Island, the U.A.E.’s first integrated resort, is in direct proximity as well.
Social life by the sea, with discretion and wellness on tap, not to mention a chance to get in early on burgeoning Ras Al Khaimah.
Sales launch in late October.
Number of Units: 73
Price Range: Starting at $2.3 million
Developer/Architect: Jointly developed by Marjan and Wynn Resorts, with architecture by SCDA Architects.
Home Sizes: One- to five-bedroom residences ranging from 2,117 square feet to 18,955 square feet, as well as five Marina Villas and a residential tower penthouse.
Amenities: An active lifestyle comes to the forefront with the Janu Spa and Wellness center and a padel court. Six dining venues and a signature beach club are key features for residents who want it all, right on-site.
Sei Saadiyat, Saadiyat Cultural District, Abu Dhabi
Located in the Saadiyat Cultural District, Sei Saadiyat combines its historic locale with a unique spin rooted in the Japanese concept of stillness and calm, or “Sei.” That foundational principle is what this community will be based on, with a mission to foster wellness and relaxation in all forms, including fitness and social connection.
A total of 778 homes will be spread across six Jacobs-designed buildings. Aldar is also introducing a first in their residential portfolio in the form of their two-bedroom Kanso Lofts at Sei Saadiyat, featuring double-height, open-plan living in loft style spaces including an elevated bedroom.
Phase one sales launched in September.
Number of Units: 778 total (265 involved in this phase one launch)
Price Range: Starting at $800,000
Developer/Architect: Aldar with architecture by Jacobs and interiors by Kettle Collective.
Home Sizes: Residences range from 753 square feet to 2,238 square feet, in a range of floor plans including one- and two-bedroom apartments, three-bedroom Kanso Residences and two-bedroom Kanso lofts.
Amenities: Amenities tie into the brand’s ethos of stillness and calm: expect a Zen garden with serenity pool and outdoor yoga decks, along with numerous indoor and outdoor fitness areas, and hot-and cold-pool experiences.
Amali Canal Residences
Amali Canal Residences is located on Dubai Canal in Al Wasl. The community is suspended above the canal, and brings the presence of water even closer to home with a number of features including private plunge pools in every residence, and a swim-through, indoor-outdoor pool with a signature waterfall facade that would make the posh resorts of the Swiss Alps blush.
There will be no shortage of on-site entertainment and diversions, whether in the form of a private cinema and resident bowling alley, cigar lounge and library, padel and sports courts, a panoramic fitness center. Then there’s The Retreat, a wellness center incorporating spa, sauna, steam, onsen baths, hydrotherapy, and yoga and pilates studios. When it’s time for a bit of work in between the diversions, residents can use an executive boardroom, private studies and co-working lounges.
Sales launch in October.
Number of Units: 211
Price Range: Two bedrooms starting at $3.9 million; three bedrooms starting at $5.4 million; four bedrooms starting at $7.4 million; penthouse pricing on request.
Developer/Architect: Amali Properties in collaboration with AHS Properties, with architecture by Killa Design and interior design by HBA Residential.
Home Sizes: Two- to four-bedroom apartments ranging from 2,880 square feet to 7,800 square feet, in addition to four- and five-bedroom penthouses ranging up to 21,000 square feet.
Amenities: 55,000 square feet of interconnected amenity spaces including myriad lounges, infinity pools with cabanas, children’s waterpark and child care center, padel court and a rooftop secret garden.
Rixos Residences Al Reem Island, Abu Dhabi
The Rixo Residences on Al Reem Island, Abu Dhabi, are designed to match its island environs with the thriving culture and finance dynamics of the city. Panoramic water and skyline views bring both faces to life, in this East & West Properties project.
Residences showcase expansive terraces offering boundless views from within a community centered around three dedicated amenity zones: the Oasis, the Haven and the Gathering. Together, wellness, fitness, social life and relaxation are all available in a number of formats.
Less than half a mile from the coast, and only 10 minutes from downtown Abu Dhabi, Rixos Residences offers generous layouts and amenity-rich public spaces that deliver equally as well for family-friendly living as well as investors.
Sales launched in August.
Number of Units: 386
Price Range: One-bedrooms starting at $570,000, with larger loft units starting at $1.8 million.
Developer/Architect: East & West Property Development under the Ennismore portfolio, with architect Aedas and interiors by HBA Residential.
Home Sizes: One- to two-bedroom apartments as well as three- and four-bedroom lofts, from 954 square feet to 2,941 square feet.
Amenities: Wellness treatment areas as well as Turkish hammam and steam rooms, landscaped walking tracks, padel court, rooftop clubhouse and plunge pool, private cinema, and services including concierge, valet and security.
Victorian auction buyers will soon receive a piece of information that has traditionally been withheld until bidding reaches it: the vendor’s reserve price. Under new property-sale and underquoting laws, agents must publish the agreed reserve at least seven days before an auction or fixed-date sale. Most changes begin on 1 October 2026 and apply to …
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