Best suburbs to invest in Sydney under $800k: Investing in Sydney’s property market can be daunting, especially with rising prices making affordability a challenge. However, there are still hidden gems where you can secure solid investment properties for under $800,000. Whether you’re a first-time investor or looking to expand your portfolio, this guide explores the best Sydney suburbs offering strong growth potential, rental demand, and affordability.
We’ll analyze key factors like:
- Median property prices
- Rental yields
- Infrastructure developments
- Proximity to employment hubs
- Future growth prospects
Let’s dive into the top suburbs where your $800k can go the furthest in 2024.
Why Invest in Sydney Under $800k?
Sydney remains one of Australia’s strongest property markets, but soaring prices in premium suburbs push investors towards more affordable areas. Here’s why investing under $800k makes sense:
✅ Lower Entry Point – Avoid over-leveraging while still benefiting from Sydney’s long-term growth.
✅ Higher Rental Yields – More affordable suburbs often offer better cash flow.
✅ Gentrification Potential – Up-and-coming areas see value increases due to infrastructure upgrades.
✅ First Home Buyer Competition – Affordable suburbs attract renters and buyers, ensuring demand.
Now, let’s explore the best investment suburbs.
Best Sydney Suburbs to Invest in Under $800k
1. Mount Druitt (Western Sydney)
- Median House Price: $720,000
- Median Unit Price: $480,000
- Gross Rental Yield: 3.8% (houses), 4.5% (units)
- Key Features:
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Major transport hub with train station & M4/M7 access.
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Close to Westmead health precinct & Parramatta CBD.
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New infrastructure (Sydney Metro West) boosting demand.
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Why Invest?
Mount Druitt offers affordability with strong capital growth potential due to Western Sydney’s expansion. High rental demand from essential workers and families makes it a solid choice.
2. St Marys (Penrith Region)
- Median House Price: $750,000
- Median Unit Price: $520,000
- Gross Rental Yield: 4.1% (units)
- Key Features:
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Sydney Metro West extension (2025) will improve connectivity.
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Near Western Sydney Airport (opening 2026).
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Large land blocks with renovation potential.
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Why Invest?
St Marys is poised for growth due to major infrastructure projects. Investors can still find houses under $800k with strong future appreciation.
3. Liverpool (South-West Sydney)
- Median House Price: $780,000
- Median Unit Price: $550,000
- Gross Rental Yield: 3.9% (houses), 4.3% (units)
- Key Features:
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Major hospital & university attracting renters.
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New Sydney Metro line improving transport.
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Large shopping & business hub driving employment.
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Why Invest?
Liverpool is transforming into a key employment and transport hub, making it ideal for long-term capital growth.
4. Blacktown (Western Sydney)
- Median House Price: $790,000
- Median Unit Price: $530,000
- Gross Rental Yield: 3.7% (houses), 4.4% (units)
- Key Features:
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Strong population growth & multicultural demand.
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Proximity to Sydney Business Park & future Metro.
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Affordable entry point for investors.
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Why Invest?
Blacktown remains one of Sydney’s most stable investment areas, with consistent demand from families and professionals.
5. Campbelltown (Macarthur Region)
- Median House Price: $760,000
- Median Unit Price: $510,000
- Gross Rental Yield: 4.0% (houses), 4.6% (units)
- Key Features:
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Fast-growing region with new housing developments.
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Near Western Sydney Airport & rail upgrades.
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High rental demand from essential workers.
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Why Invest?
Campbelltown offers affordability with major infrastructure driving future price growth.
6. Penrith (Western Sydney)
- Median House Price: $775,000
- Median Unit Price: $540,000
- Gross Rental Yield: 3.8% (houses), 4.2% (units)
- Key Features:
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Major employment & education hub.
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Proximity to Blue Mountains (tourism appeal).
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New transport & hospital developments.
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Why Invest?
Penrith combines lifestyle and affordability, attracting both renters and long-term buyers.
7. Gosford (Central Coast)
- Median House Price: $740,000
- Median Unit Price: $620,000
- Gross Rental Yield: 4.0% (houses), 4.8% (units)
- Key Features:
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Coastal lifestyle with Sydney accessibility.
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Fast rail links to Sydney CBD (90 mins).
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Revitalized CBD with new developments.
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Why Invest?
Gosford is ideal for investors seeking a mix of affordability, lifestyle, and growth potential.
8. Fairfield (South-West Sydney)
- Median House Price: $770,000
- Median Unit Price: $490,000
- Gross Rental Yield: 4.2% (units)
- Key Features:
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High rental demand from diverse communities.
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Close to Liverpool & Parramatta employment hubs.
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Affordable entry point for investors.
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Why Invest?
Fairfield offers strong rental yields and steady growth due to its strategic location.
9. Auburn (Western Sydney)
- Median House Price: 1M+(butunitsunder600k)
- Median Unit Price: $580,000
- Gross Rental Yield: 4.5% (units)
- Key Features:
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Metro & train access to Sydney CBD.
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High demand from students & professionals.
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Mixed-use developments boosting appeal.
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Why Invest?
Auburn’s unit market is a smart choice for investors seeking high yields near the city.
10. Riverstone (North-West Sydney)
- Median House Price: $790,000
- Median Unit Price: $650,000
- Gross Rental Yield: 3.6% (houses)
- Key Features:
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Part of Sydney’s “North West Growth Corridor.”
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New housing estates & infrastructure.
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Future Metro rail extension.
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Why Invest?
Riverstone is a growth hotspot with new developments driving long-term value.
Key Investment Considerations
1. Focus on Infrastructure Projects
Suburbs near Sydney Metro West, Western Sydney Airport, and fast rail links will see the strongest growth.
2. Rental Demand Matters
Look for areas with universities, hospitals, and employment hubs to ensure tenant demand.
3. Gentrification Potential
Older suburbs undergoing renewal (e.g., Liverpool, St Marys) offer value-add opportunities.
4. Avoid Overpriced Markets
Some suburbs may have peaked—stick to areas where growth is still emerging.
Final Verdict: Best Suburb for Under $800k?
For capital growth: Liverpool, Blacktown, Penrith (strong infrastructure).
For rental yield: Mount Druitt, Auburn, Fairfield (high demand).
For future potential: St Marys, Riverstone, Gosford (major developments).
Conclusion
Sydney still offers affordable investment opportunities under $800k if you know where to look. Western Sydney suburbs dominate this list due to infrastructure growth, while Central Coast options like Gosford provide lifestyle appeal.
Next Steps:
- Research recent sales in these suburbs.
- Consult a buyer’s agent for off-market deals.
- Secure financing pre-approval to act fast.
By investing wisely in these high-growth suburbs, you can build a profitable Sydney property portfolio without breaking the bank.