Research only. Not financial advice. Data: Q1 2025 indicative estimates from public sources. Verify independently.
Shepparton offers a materially higher gross yield (5.0% vs 3.2%), making it the stronger income candidate at current prices. Both markets carry similar cashflow positions under current yield and interest rate assumptions.
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 | Shepparton VIC · #23 |
|---|---|---|
| Gross Yield | 3.2% | 5.0% |
| Vacancy Rate | 1.1% | 1.4% |
| Median Price | $930k | $468k |
| Weekly Rent | $575/wk | $450/wk |
| Net pre-costs pa | $-18,460 | $-936 |
| Cashflow | Negative | Near-Positive |
| Rent Growth 12m | +4.6% | +5% |
| Price Growth 12m | +5.4% | +5.5% |
| NG Dependence | High | Low |
| Discovery Status | Unknown | Known |
| Population | 55k | 64k |
| Cycle Stage | Mid | Early-Mid |
| Policy Impact | ▼ DOWNGRADED | ▲ UPGRADED |
| Signal Score | 52 / Tier 3 | 54 / 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.
5.0% yield on a 64,000-population city with Australia's largest tomato processing facility and a $400M hospital rebuild underway. The Food Valley precinct is creating permanent food-tech employment. Rent growth +5.0% will push to cashflow-positive within 18 months.
realestate.com.au Albury NSW median house Jun 2025–May 2026. NSW side only — Wodonga VIC is separate. Data quality: imported.
Data vintage: 2026
CoreLogic VIC Q1 2025 · REI Victoria Shepparton Q4 2024 · SQM Research · GV Health project update 2024 · Kagome Australia operations report · Greater Shepparton City Council economic data 2024
Data vintage: Q1 2025
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.