The Australian property market doesn't move as a single thing. While the national headlines focus on whether prices are broadly up or down, the ground-level reality is much more fragmented. Some suburbs are posting 30%+ annual growth, others have dropped by the same amount. Knowing the difference matters a lot more than knowing the national average.
We ranked annual price growth across 4,745 suburbs in every state and territory to map where the momentum actually sits.
- 59% of suburbs are growing, 41% are declining - the market is more divided than headline numbers suggest
- WA leads at +12.1% average growth, powered by mining wealth and supply constraints. QLD follows at +11.1%
- Victoria is the weakest major state at +3.9% with fewer than half its suburbs growing
- The $500K-$750K bracket is the sweet spot for growth, outperforming both cheaper and more expensive markets
The national picture
An average of +6.9% sounds healthy at first glance. Underneath it, nearly 2,000 suburbs are going backwards and 180 have dropped more than 5% in the past year. The national average is being held up by strong performers in WA, QLD, and SA. Strip those out and the rest of the country looks far more subdued.
How the states compare
| State | Suburbs | Avg Growth | Avg Median Price | % Growing |
|---|---|---|---|---|
| WA | 423 | +12.1% | $1,114,822 | 77% |
| QLD | 866 | +11.1% | $1,103,435 | 72% |
| SA | 399 | +8.9% | $1,133,608 | 68% |
| TAS | 200 | +8.8% | $729,886 | 67% |
| NSW | 1,406 | +5.0% | $1,515,404 | 54% |
| VIC | 1,349 | +3.9% | $851,042 | 47% |
| ACT | 102 | +2.1% | $1,069,685 | 57% |
The gap between top and bottom is striking. WA is growing at roughly six times the rate of the ACT, and three times the rate of Victoria. Fewer than half of Victorian suburbs are growing at all.
Western Australia remains the stand-out story. A combination of mining-sector wages, interstate migration, and chronic undersupply has pushed prices up across almost the entire state. At +12.1% average growth, WA carries more current momentum than any other state.
Queensland follows at +11.1%, driven by continued migration from southern states and the run-up to the 2032 Olympics infrastructure pipeline in south-east QLD.
Victoria is worth watching more carefully than any other market right now. With the lowest growth rate among major states and fewer than half its suburbs in positive territory, Melbourne and its surrounds are in a clear soft patch. High supply, rising rates disproportionately affecting overextended borrowers, and cautious buyer sentiment all play a part.
Victoria's weakness could be read either as a warning or as an opportunity. Historically, Melbourne has rarely stayed below the national growth rate for more than 2-3 years before reverting. For anyone who believes in mean reversion, the state's current underperformance could represent a buying window. Timing market turns accurately is notoriously difficult though.
The fastest growing suburbs
These are the suburbs posting the strongest annual price growth (minimum $400K median to exclude micro-markets, excluding capped data points):
| Suburb | State | Median Price | 1yr Growth |
|---|---|---|---|
| Collaroy | NSW | $3,411,000 | +49.5% |
| Hillsborough | NSW | $1,102,000 | +49.1% |
| McKail | WA | $798,000 | +48.5% |
| Rochester | VIC | $430,000 | +43.3% |
| Currambine | WA | $942,000 | +42.8% |
| Rydalmere | NSW | $2,053,000 | +41.6% |
| Para Vista | SA | $790,000 | +41.1% |
| Sunset Beach | WA | $590,000 | +39.6% |
| Grasstree Beach | QLD | $679,500 | +38.0% |
| Byaduk | VIC | $410,000 | +37.4% |
The stand-out at the top is Collaroy on Sydney's Northern Beaches, posting 49.5% growth on a $3.4M median. Not a cheap entry point by any measure, but a remarkable year for existing owners. Currambine in Perth's northern corridor is far more accessible at $942K with 42.8% growth, and it's yielding 6.4% on top. That's one of the rare dual-return suburbs where both sides of the maths actually work.
Suburb-level growth above 30% often reflects a small number of sales rather than broad-based appreciation. A couple of premium sales in a thin market can skew the median significantly. Always check sales volume before reading too much into headline growth figures.
Where prices are falling
Not every market is rising. These suburbs have seen the sharpest declines:
| Suburb | State | Median Price | 1yr Growth |
|---|---|---|---|
| Claremont | WA | $2,504,000 | -33.1% |
| Homebush | NSW | $1,340,000 | -32.3% |
| Dookie | VIC | $475,000 | -32.1% |
| Lower Plenty | VIC | $910,000 | -30.5% |
| Evandale | SA | $1,334,000 | -30.2% |
| Cleveland | QLD | $1,591,000 | -27.7% |
| Rhodes | NSW | $3,642,000 | -26.5% |
| Dicky Beach | QLD | $920,500 | -25.6% |
A couple of patterns show up here. Several of these are premium-priced suburbs where a small number of lower-value sales can drag the median down quickly. Rhodes in Sydney at $3.6M with a 26.5% decline likely reflects composition effects more than real market distress. Dookie in rural Victoria is the opposite case: a thin regional market where a handful of sales set the median price for the year.
The same small-sample caveat applies in both directions. Still, the broader point holds: even in a generally rising market, individual suburbs can go backwards by a lot, and the national average hides it.
Suburb-level growth, daily
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Start freeGrowth by price bracket
The price-bracket view is where the practical pattern emerges.
| Price Bracket | Suburbs | Avg Growth | Avg Yield | % Growing |
|---|---|---|---|---|
| Under $500K | 385 | +6.8% | 6.81% | 49% |
| $500K-$750K | 949 | +8.4% | 4.26% | 68% |
| $750K-$1M | 1,273 | +7.5% | 3.65% | 68% |
| $1M-$1.5M | 1,202 | +7.0% | 2.97% | 60% |
| Over $1.5M | 936 | +4.2% | 2.29% | 42% |
The $500K-$750K bracket is the growth sweet spot. It has the highest average growth at 8.4% and the highest proportion of suburbs growing (68%). These are typically established suburbs in secondary cities or middle-ring metro areas - affordable enough to attract broad buyer demand, established enough to hold their value.
The premium end (over $1.5M) is the weakest, with only 42% of suburbs growing and an average of just 4.2%. Rate sensitivity hits hardest at this end because larger mortgages mean larger repayment increases when rates rise, which suppresses demand at the top of the market.
The $500K-$1M range delivers the best of both worlds right now: stronger growth than premium markets and better yields than entry-level ones. Two-thirds of suburbs in this range are growing, compared to less than half at the top and bottom of the price spectrum.
The rare suburbs where growth meets yield
High growth and high yield usually don't coexist at suburb level. A handful of suburbs are currently delivering both though:
| Suburb | State | Median Price | Growth | Yield |
|---|---|---|---|---|
| Currambine | WA | $942,000 | +42.8% | 6.39% |
| Grasstree Beach | QLD | $679,500 | +38.0% | 5.35% |
| Rochester | VIC | $430,000 | +43.3% | 5.44% |
| Sunset Beach | WA | $590,000 | +39.6% | 4.63% |
| Para Vista | SA | $790,000 | +41.1% | 4.27% |
These are suburbs with growth above 8% and yields above 4% - a combination that's uncommon in Australia. Currambine in Perth stands out with 42.8% growth and a 6.4% yield on a sub-$1M price point. Rochester in regional Victoria offers strong dual returns at a much lower entry price.
Usual caveats apply. High growth years don't repeat indefinitely, and small-market suburbs can be volatile in both directions. For investors looking for properties that cover their costs and also appreciate well, this is the part of the data to focus on.
What this means for buyers and investors
Buying in WA or QLD, the risk isn't finding growth - it's overpaying in a competitive environment. Our sold data analysis shows WA properties sell 6.5% above asking on average, and auctions in those states push another 3-4% above guide.
Buying in Victoria, you have time and leverage. With fewer than half the suburbs growing and days on market extending, negotiation works. Whether that represents value or a trap depends on your holding horizon.
For yield plus growth together, the $500K-$750K bracket is where the data lands, particularly in QLD and WA. Both numbers point to this range as the sweet spot right now.
Every suburb in our database has a detailed profile with growth trends, yield data, and comparable sales. Explore the data
Frequently asked questions about property prices in 2026
Which Australian state has the fastest-growing property prices in 2026?
Western Australia, at +12.1% average annual growth across 423 tracked suburbs. Queensland follows at +11.1% (866 suburbs), then SA at +8.9% and TAS at +8.8%. Victoria is the weakest major state at +3.9%, and the ACT sits at the bottom at +2.1%.
Are property prices falling in Melbourne?
Not on average, but only 47% of Victorian suburbs are growing - the lowest proportion of any state. The Victorian state average is +3.9%, which hides significant disparity: premium Melbourne pockets (Lower Plenty, parts of Boroondara) have dropped 20-30%, while affordable outer corridors still show modest growth.
What's the best price bracket for capital growth in Australia?
The $500K-$750K bracket, averaging +8.4% growth with 68% of suburbs growing. It outperforms both entry-level (under $500K: +6.8%, 49% growing) and premium (over $1.5M: +4.2%, 42% growing). Mid-market suburbs in outer metro and secondary cities sit in this range.
Which Australian suburbs have the highest property price growth?
In the past year (minimum $400K median): Collaroy NSW (+49.5%), Hillsborough NSW (+49.1%), McKail WA (+48.5%), Rochester VIC (+43.3%), Currambine WA (+42.8%). Small-sample suburbs can show extreme growth numbers that don't reflect broader market trends - always verify against transaction volume.
Will Victorian property prices recover in 2026?
History suggests yes, but timing is uncertain. Melbourne has rarely stayed below the national average growth rate for more than 2-3 years before reverting. The state's current weakness reflects higher supply, rate-sensitive borrowers, and cautious sentiment - conditions that typically normalise as rates come down. Mean reversion is plausible but not guaranteed.
Is it better to buy in a growing or declining market?
It depends on your holding period. Growing markets suit shorter horizons (3-5 years) and investors who want validation via capital appreciation. Declining markets can offer better entry prices if you believe in mean reversion and have a 10+ year horizon. Victoria currently sits in the second camp for long-horizon investors.
Data from PropRadar's suburb statistics database - 4,745 suburbs across all Australian states and territories. Growth is annual median house price change. Data as of March 2026. Suburbs with extreme growth rates may reflect small sample sizes - always verify with recent sales volume. See our methodology for more detail.
This information is general advice only. It does not take into account your objectives, financial situation or needs. Property investment carries risk and past price growth does not guarantee future returns. Before acting on this data, consider your personal circumstances and consult a licensed financial adviser or real-estate professional.
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