Highest rental yield suburbs in Sydney
The top 25 suburbs in Sydney by gross rental yield, ranked separately for houses and units. Gross yield is a year's median rent as a share of the median price. A suburb is ranked only when it has at least 10 sales of that dwelling type in the past year and a median price and rent that independent evidence agrees on, so a figure built from a handful of listings cannot top the table.
Highest rental yield suburbs in Sydney: houses
Gross yield on the median house price and median weekly house rent.
| # | Suburb | Gross yield | Median price | Median rent |
|---|---|---|---|---|
| 1 | WaterlooNSW 2017 | 3.5% | $1,685,000 | $1,150/wk |
| 2 | MilperraNSW 2214 | 3.5% | $1,550,000 | $1,000/wk |
| 3 | KareelaNSW 2232 | 3.4% | $1,830,000 | $1,200/wk |
| 4 | Elizabeth HillsNSW 2171 | 3.4% | $1,330,000 | $850/wk |
| 5 | YarrawarrahNSW 2233 | 3.4% | $1,565,000 | $1,015/wk |
| 6 | Woronora HeightsNSW 2233 | 3.4% | $1,745,000 | $1,135/wk |
| 7 | MoorebankNSW 2170 | 3.4% | $1,485,000 | $950/wk |
| 8 | Merrylands WestNSW 2160 | 3.3% | $1,320,000 | - |
| 9 | Edmondson ParkNSW 2174 | 3.3% | $1,340,000 | $850/wk |
| 10 | BelroseNSW 2085 | 3.3% | $2,370,000 | $1,450/wk |
| 11 | ZetlandNSW 2017 | 3.3% | $2,260,000 | $1,375/wk |
| 12 | HammondvilleNSW 2170 | 3.3% | $1,195,000 | $755/wk |
| 13 | Bass HillNSW 2197 | 3.3% | $1,460,000 | $900/wk |
| 14 | Guildford WestNSW 2161 | 3.3% | $1,280,000 | - |
| 15 | WarriewoodNSW 2102 | 3.3% | $2,430,000 | $1,500/wk |
| 16 | WoronoraNSW 2232 | 3.3% | $1,630,000 | $1,000/wk |
| 17 | UltimoNSW 2007 | 3.3% | $1,735,000 | $1,100/wk |
| 18 | Rouse HillNSW 2155 | 3.3% | $1,450,000 | $875/wk |
| 19 | Carnes HillNSW 2171 | 3.3% | $1,400,000 | $860/wk |
| 20 | ChippendaleNSW 2008 | 3.3% | $1,940,000 | $1,100/wk |
| 21 | Middleton GrangeNSW 2171 | 3.2% | $1,295,000 | $800/wk |
| 22 | SydenhamNSW 2044 | 3.2% | $1,790,000 | $1,095/wk |
| 23 | LugarnoNSW 2210 | 3.2% | $1,805,000 | $1,075/wk |
| 24 | RoseberyNSW 2018 | 3.2% | $2,120,000 | $1,270/wk |
| 25 | Bonnet BayNSW 2226 | 3.2% | $1,785,000 | $1,130/wk |
Highest rental yield suburbs in Sydney: units
Gross yield on the median unit price and median weekly unit rent.
| # | Suburb | Gross yield | Median price | Median rent |
|---|---|---|---|---|
| 1 | HaymarketNSW 2000 | 6.6% | $1,000,000 | $1,225/wk |
| 2 | Harris ParkNSW 2150 | 6.1% | $515,000 | $600/wk |
| 3 | GranvilleNSW 2142 | 6.1% | $530,000 | $630/wk |
| 4 | Warwick FarmNSW 2170 | 5.9% | $485,000 | $530/wk |
| 5 | Pendle HillNSW 2145 | 5.9% | $510,000 | $600/wk |
| 6 | BlacktownNSW 2148 | 5.9% | $520,000 | $590/wk |
| 7 | ZetlandNSW 2017 | 5.9% | $975,000 | $1,100/wk |
| 8 | MerrylandsNSW 2160 | 5.9% | $540,000 | $620/wk |
| 9 | AuburnNSW 2144 | 5.8% | $590,000 | $665/wk |
| 10 | GuildfordNSW 2161 | 5.8% | $495,000 | $580/wk |
| 11 | Mays HillNSW 2145 | 5.8% | $610,000 | $675/wk |
| 12 | ChippendaleNSW 2008 | 5.8% | $890,000 | $900/wk |
| 13 | HolroydNSW 2142 | 5.8% | $570,000 | $670/wk |
| 14 | WentworthvilleNSW 2145 | 5.8% | $590,000 | $660/wk |
| 15 | MascotNSW 2020 | 5.8% | $900,000 | $1,050/wk |
| 16 | HomebushNSW 2140 | 5.8% | $670,000 | $735/wk |
| 17 | Merrylands WestNSW 2160 | 5.8% | $495,000 | $550/wk |
| 18 | WestmeadNSW 2145 | 5.7% | $600,000 | $650/wk |
| 19 | Kellyville RidgeNSW 2155 | 5.7% | $575,000 | $630/wk |
| 20 | LiverpoolNSW 2170 | 5.7% | $535,000 | $560/wk |
| 21 | ParramattaNSW 2150 | 5.7% | $625,000 | $680/wk |
| 22 | VillawoodNSW 2163 | 5.6% | $585,000 | $660/wk |
| 23 | North RocksNSW 2151 | 5.6% | $665,000 | $710/wk |
| 24 | Regents ParkNSW 2143 | 5.6% | $550,000 | $580/wk |
| 25 | Homebush WestNSW 2140 | 5.6% | $635,000 | $685/wk |
How this ranking works
- Gross yield is the median weekly rent x 52, divided by the median sale price, for each dwelling type.
- A suburb is ranked only with at least 10 sales of that dwelling type in the past 12 months, at least 1,000 residents, and a median price that independent evidence agrees on.
- Yields outside 3% to 9.5% are left out: figures beyond that range usually describe a wider area than the suburb, not the suburb itself.
- Where several suburbs share one postcode's figures, only the largest is listed. A rent shown as a dash is not yet well enough supported to publish.
- Suburb figures are refreshed as new market data arrives, at most about once a fortnight. Gross yield is before costs; use the rental yield calculator for net yield and cashflow on a specific property.
Rental yields in other states and cities
Growth outlook
Sydney suburbs by 12-month outlook
Where prices are expected to rise or ease, ranked within each state.
Investment guide
Where to invest in Sydney
Yield, growth, affordability and tight rental markets in one guide.
Calculator
Rental yield calculator
Gross and net yield, cashflow after interest and DSCR for one property.
Rental yield in Sydney: frequently asked questions
Which Sydney suburbs have the highest rental yield for houses?
On current figures the highest gross yields for houses in Sydney are in Waterloo NSW 2017, Milperra NSW 2214 and Kareela NSW 2232. Waterloo NSW 2017 leads at 3.5%, with a median house price of $1,685,000.
Which Sydney suburbs have the highest rental yield for units?
For units, the highest gross yields in Sydney are in Haymarket NSW 2000, Harris Park NSW 2150 and Granville NSW 2142. Haymarket NSW 2000 leads at 6.6%, on a median rent of $1,225/wk.
How is gross rental yield calculated?
Gross rental yield = weekly rent x 52 / price x 100. A suburb's figure uses its median weekly rent and median sale price for that dwelling type. It is before costs: rates, insurance, management, maintenance, strata and vacancy usually take 1.5 to 2 percentage points off, which is the net yield.
Is the highest-yield suburb the best investment?
Not on its own. High yields often come with lower expected growth, a thinner buyer pool or more vacancy risk, and a high figure can reflect a fall in prices rather than a rise in rents. Use the ranking to find suburbs to research, then check each suburb's vacancy, growth outlook and recent sales.
How often are these rankings updated?
Suburb medians are refreshed as new market data arrives, at most about once a fortnight, and this page picks the changes up within a day.
General information only, not personal financial advice. Check a suburb's own page and recent sales before relying on any figure.