Darwin offers a materially higher gross yield (5.5% vs 3.2%), making it the stronger income candidate at current prices. Darwin achieves positive cashflow without negative gearing support, while Albury requires additional tax offset or rental growth to break even. Vacancy conditions favour Albury (1.1% vs 2.1%), indicating tighter rental demand relative to supply.
Research context only. Not financial advice. Both markets carry distinct risks specific to their location, employment base, and economic profile. Read the individual suburb research pages before drawing conclusions. All policy references reflect proposed changes subject to final legislation.
| Metric | Albury NSW · #28 | Darwin NT · #27 |
|---|---|---|
| Gross Yield | 3.2% | 5.5% |
| Vacancy Rate | 1.1% | 2.1% |
| Median Price | $930k | $670k |
| Weekly Rent | $575/wk | $711/wk |
| Net pre-costs pa | $-18,460 | +$2,132 |
| Cashflow | Negative | Positive |
| Rent Growth 12m | +4.6% | +5.2% |
| Price Growth 12m | +5.4% | +4.8% |
| NG Dependence | High | None |
| Discovery Status | Unknown | Known |
| Population | 55k | 130k |
| Cycle Stage | Mid | Starting |
| Policy Impact | ▼ DOWNGRADED | ▲ STRONG UPGRADE |
| Signal Score | 52 / Tier 3 | 52 / Tier 2 |
Albury (NSW) is part of the Albury-Wodonga border region — a Hume Highway logistics hub with Albury Wodonga Health and Border Medical College providing employment stability. At $930k median (NSW side only), gross yield is 3.2% — strongly negative cashflow at standard LVR. The Wodonga (VIC) side has a materially lower median (~$640k) and is a separate suburb and state. Ensure clarity on which side of the border you are assessing.
Darwin is the NT capital and a significant ADF hub: RAAF Base Darwin and Robertson Barracks in nearby Palmerston. Charles Darwin University and NT government services provide additional employment stability. At $670k and $711/wk rent, Darwin produces the strongest gross yield in this expansion set (5.5%) and is the only Round 2 market achieving positive cashflow at standard LVR. Vacancy at 2.1% is elevated by dataset standards — directional trend matters.
realestate.com.au Albury NSW median house Jun 2025–May 2026. NSW side only — Wodonga VIC is separate. Data quality: imported.
Data vintage: 2026
NT Govt/REINT Dec quarter 2025. Verified against PropTrack May 2026 ($707k direction). Data quality: imported.
Data vintage: 2026
The interactive tool lets you add up to 4 suburbs for a full side-by-side breakdown with score components.
Research only. Not financial advice. Data vintage Q1 2025 (indicative estimates from public sources). Verify all metrics independently with local property managers and licensed advisers before making any investment decision. All negative gearing and budget policy references reflect proposed changes subject to final legislation. Consult a registered tax adviser for personal tax position.