Albury offers a materially higher gross yield (3.2% vs 2.7%), making it the stronger income candidate at current prices. Both markets carry similar cashflow positions under current yield and interest rate assumptions. Vacancy conditions favour Albury (1.1% vs 1.8%), 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 | Newcastle NSW · #34 |
|---|---|---|
| Gross Yield | 3.2% | 2.7% |
| Vacancy Rate | 1.1% | 1.8% |
| Median Price | $930k | $1550k |
| Weekly Rent | $575/wk | $800/wk |
| Net pre-costs pa | $-18,460 | $-39,000 |
| Cashflow | Negative | Negative |
| Rent Growth 12m | +4.6% | +4.2% |
| Price Growth 12m | +5.4% | +4.8% |
| NG Dependence | High | High |
| Discovery Status | Unknown | Known |
| Population | 55k | 320k |
| Cycle Stage | Mid | Mid |
| Policy Impact | ▼ DOWNGRADED | ▼ DOWNGRADED |
| Signal Score | 52 / Tier 3 | 41 / Tier 3 |
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.
Newcastle's median house price at $1.55M now sits in the range of established capital city suburban markets. The investment case is lifestyle demand, coastal amenity, and employment diversification (John Hunter Hospital, University of Newcastle, defence, knowledge economy) — not yield or cashflow. At 2.5% gross yield, this market requires significant ongoing capital to hold at standard LVR rates. The 2026 NG policy change materially increases holding costs for new purchasers.
realestate.com.au Albury NSW median house Jun 2025–May 2026. NSW side only — Wodonga VIC is separate. Data quality: imported.
Data vintage: 2026
2026 median house data. Source: realestate.com.au. Data quality: imported. Verify before transacting.
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.