Regional real estate gold: Unearthing investment opportunities across Australia
By
Kane Dury, leading buyers’ agent & principal of Discover Buyers Agency
In the dynamic landscape of Australian real estate, a notable shift is presenting both challenges and opportunities for property investors. A leading buyers’ agent, Kane Dury, principal of Discover Buyers Agency, has spotlighted a growing mismatch between investor demand and supply at a critical price point. This disparity has resulted in a quiet crisis but also unearthed extraordinary buying opportunities in regional areas across the country.
Recent data highlights the predicament faced by investors, with nearly half of all property investor enquiries in Australia focusing on properties priced under $700,000. However, these homes account for only three in ten dwellings nationally, according to the March 2026 PropTrack Westpac Investor Report. This report reveals a significant compression of demand at the affordable end of the market. New investor loans have surged by 64 per cent since the early-2023 low, yet the national housing stock continues to struggle to meet this concentrated demand.
Kane Dury asserts that savvy investors who are willing to look beyond capital city postcodes can still achieve meaningful wealth at this price point. He emphasises the importance of considering established housing fundamentals such as population growth, tight rental supply, strong owner-occupier ratios, and multiple economic drivers. “The conversation about property has become so fixated on capital city medians that a huge cohort of everyday investors has been left with the impression that the door is closed,” Mr Dury said. “It is not closed. Successful long-term investors will be the ones who are strategic about where these fundamentals are doing the heavy lifting.”
Despite the political manoeuvrings and potential changes to capital gains tax (CGT) discount and negative gearing ahead of the May budget, Mr Dury warns against letting tax considerations overshadow investment decisions. “A well-selected, established property in a market with genuine economic fundamentals will outperform a poorly chosen asset under any tax regime,” he said. “The tax tail should never wag the investment dog.”
The type of asset is as crucial as the location, according to Mr Dury, who warns against the pitfalls of new and off-the-plan properties. These often come with developer margins, sales commissions, and marketing costs that reduce the buyer’s equity from the outset. In contrast, established homes in established communities offer rental history, genuine comparable sales data, and are situated in neighbourhoods with existing infrastructure such as schools, hospitals, transport, and retail. This is where long-term capital growth is most likely to be realised.
Mr Dury also advises against a one-size-fits-all approach to real estate investment. “A location that is right for a 30-year-old PAYG investor building a first portfolio is not necessarily best for a 50-year-old trying to replace an income in retirement,” he noted. “The $700,000 price point is the starting reference, but any investment plan must be bespoke to the investor themselves.”
Queensland: High Owner-Occupier Ratios and Resilient Demand
In Queensland, suburbs like Condon and Wulguru in Townsville, and Norville in Bundaberg, offer attractive investment opportunities. These areas benefit from high owner-occupier ratios and proximity to key infrastructure, providing a resilient demand base for rental housing. Condon, with a median price of $687,000, and Wulguru at $642,000, both present compelling fundamentals due to their proximity to Lavarack Barracks and other significant local institutions. Meanwhile, Norville in Bundaberg offers strong rental yields with value-add potential, supported by Bundaberg’s diversified economy.
New South Wales: Regional Centres with Strong Rental Pressure
In New South Wales, regional centres such as Ashmont in Wagga Wagga and Oxley Vale in Tamworth present compelling entry points with strong rental pressure and diversified economies. Ashmont, with a median price of $505,000, offers a yield of 4.24% and is anchored by employment hubs like Kapooka. Oxley Vale, priced at $603,000, benefits from sustained rental demand in a region with a robust economic base spanning multiple sectors.
Victoria: Growth Corridors and Long-Term Potential
Victoria’s Armstrong Creek and Newcomb in Geelong, along with Broadmeadows in Melbourne, offer long-term growth potential driven by structural growth and proximity to major employment corridors. Armstrong Creek, with a median price of $686,000, is part of a satellite city experiencing significant growth due to its independence from Melbourne. Broadmeadows, at $674,000, is strategically positioned within Melbourne’s northern employment corridor, promising a solid yield and long-term capital growth.
South Australia: Stability and Low Supply Levels
South Australia’s Eyre and Hillier in Adelaide, and Mount Gambier, benefit from high owner-occupier stability and low supply levels, making them attractive for investors seeking capital city access with strong yields. Eyre, with a yield of 4.29% and an 81% owner-occupier rate, offers a rare combination of capital city access and strong yields. Hillier, with an extraordinary 93% owner-occupier rate, signals entrenched community stability.
Western Australia: Lifestyle-Driven Regional Locations
Western Australia’s Medina and Armadale in Perth, and Collie in the Bunbury region, provide lifestyle-driven regional locations with yields that outperform many capital city equivalents. Medina, with a yield of 4.0% and a 67% owner-occupier rate, offers capital city exposure at an accessible price point. Collie, with a yield of 4.85%, stands out as a lifestyle-driven regional location south of Bunbury.
Northern Territory: Tight Supply and Consistent Demand
Finally, in the Northern Territory, suburbs such as Alawa and Anula in Darwin offer tight supply and consistent rental demand, underpinned by ongoing government infrastructure investment. Alawa, with a yield of 4.52% and 64% owner-occupiers, benefits from its proximity to the Darwin CBD and major infrastructure projects. Anula, with a yield of 4.79%, is a tightly held family suburb with strong school catchments and very low vacancy rates.
These 30 identified suburbs demonstrate that, despite the challenges, there are significant opportunities for investors willing to explore regional markets. By focusing on established communities with real economic fundamentals, investors can navigate the current market dynamics and potentially secure long-term success.