Guide
Best suburbs to invest in regional NSW: 5 affordable picks for 2026
Five suburbs in regional NSW where a typical house costs less than the regional median of $877,128, picked on price growth, rent growth and rental yield. A shortlist to research, not a list to buy from.
By Mossy Taheri, licensed buyer’s agent · Updated
The short answer
Five affordable suburbs to research in regional NSW: Ashmont, Mount Austin, Cobar, Narromine, Narrandera. Each has a typical house price under $877,128. Ashmont has had the strongest growth, about 13.3% a year over five years, and Cobar has the highest gross yield, about 4.8%.
The five suburbs at a glance
Houses, all bedroom sizes, to 31 October 2026. Growth figures are average yearly changes.
| Suburb | Typical house price | Weekly rent | Gross yield | Price growth (5 yrs, a year) | Rent growth (3 yrs, a year) |
|---|---|---|---|---|---|
| Ashmont Wagga Wagga | $555,763 | $478 | 4.5% | 13.3% | 8.6% |
| Mount Austin Wagga Wagga | $575,804 | $491 | 4.4% | 12.0% | 7.8% |
| Cobar Cobar Shire, far west | $389,560 | $362 | 4.8% | 12.2% | 7.5% |
| Narromine Narromine Shire, near Dubbo | $606,726 | $498 | 4.3% | 12.0% | 7.5% |
| Narrandera Narrandera Shire, Riverina | $463,625 | $425 | 4.8% | 10.8% | 6.6% |
Each suburb in brief
1. Ashmont, Wagga Wagga
An established suburb in Wagga Wagga, the Riverina's largest city, which has a base, a university campus and a large hospital. The best all-round numbers in regional NSW.
Typical house price $555,763, rent about $478 a week (a gross yield of 4.5%). Prices grew about 13.3% a year over five years and 9.4% a year over ten; rents grew about 8.6% a year over three years.
2. Mount Austin, Wagga Wagga
A second Wagga Wagga suburb, close to the city centre, with similar growth and yield.
Typical house price $575,804, rent about $491 a week (a gross yield of 4.4%). Prices grew about 12.0% a year over five years and 9.5% a year over ten; rents grew about 7.8% a year over three years.
3. Cobar, Cobar Shire, far west
A mining town about 700 km west of Sydney. Yields are high but values move with the mines, so this one carries more risk.
Typical house price $389,560, rent about $362 a week (a gross yield of 4.8%). Prices grew about 12.2% a year over five years and 5.6% a year over ten; rents grew about 7.5% a year over three years.
4. Narromine, Narromine Shire, near Dubbo
A farming town about 40 km west of Dubbo, with 12% a year price growth over five years.
Typical house price $606,726, rent about $498 a week (a gross yield of 4.3%). Prices grew about 12.0% a year over five years and 8.6% a year over ten; rents grew about 7.5% a year over three years.
5. Narrandera, Narrandera Shire, Riverina
A Riverina farming town with a yield near 5% and a low entry price.
Typical house price $463,625, rent about $425 a week (a gross yield of 4.8%). Prices grew about 10.8% a year over five years and 8.4% a year over ten; rents grew about 6.6% a year over three years.
How we chose them
- Affordable: a typical house price below the median house value for regional NSW, $877,128 (Cotality Home Value Index, rest-of-state median house values, May 2026).
- Reliable: only suburbs with enough sales and rentals to give dependable figures.
- Ranked on four measures: price growth over five years, rent growth over three years, gross rental yield and, at half weight, price growth over ten years. 13 suburbs passed the first filters.
- Left out: island suburbs, very small or outlying towns with few buyers, suburbs with well-known flood exposure, and any third suburb from the same town (such as a third Elizabeth suburb in Adelaide), so the list isn't five versions of one place.
This is a shortlist for research, not a recommendation to buy in any of these suburbs. Past growth doesn’t predict future growth, and figures for a whole suburb hide big differences between streets and properties. General information only, not personal financial advice.
Before you buy in any of them
- Check the council's flood, bushfire and planning overlays for the street, not just the suburb.
- Look at the vacancy rate and how many rentals are listed, so you know tenants are there.
- Find out what's being built nearby: new estates and apartment blocks add supply and can slow growth.
- Get a building and pest inspection; many affordable suburbs have older homes.
- Run the numbers on the property itself, including interest, rates, insurance and management.
Our rental yield calculator and cash flow calculator help with the last step. For buying costs, see stamp duty.
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Cite this page: Rising Returns, “Best Suburbs to Invest in Regional NSW 2026: Top 5”, data to 31 October 2026, https://risingreturns.com.au/best-suburbs-to-invest-regional-nsw/
Thinking of buying in regional NSW?
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Book a free discovery callInvesting in regional NSW: common questions
What are the best affordable suburbs to invest in regional NSW?
On our analysis of suburb data to 31 October 2026, our five picks are Ashmont, Mount Austin, Cobar, Narromine and Narrandera. Each has a typical house price below $877,128, enough sales to give reliable figures, and a strong mix of price growth, rent growth and rental yield. They are a starting point for research, not a recommendation to buy in any of them.
What does affordable mean on this list?
A typical house price below Cotality's median house value for regional NSW ($877,128). It is relative: an affordable suburb in Sydney still costs more than most regional towns.
Does past growth mean these suburbs will keep growing?
No. Growth figures show what has happened, not what will. Strong recent growth can mean a suburb has already had its run. Look at supply, jobs, infrastructure and vacancy rates as well, and check the individual property and street.
Why does the list only cover houses?
Houses usually hold more land value, which tends to drive long-term growth, and house data is more consistent between suburbs. Units and townhouses can suit some budgets and goals, but they need a separate comparison.
General information only. It doesn’t consider your personal circumstances and isn’t financial, tax, credit or legal advice. Speak to a licensed professional before you act.