Both markets have comparable gross yields (3.2% vs 3.7%). 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 | Tamworth NSW · #25 |
|---|---|---|
| Gross Yield | 3.2% | 3.7% |
| Vacancy Rate | 1.1% | 1% |
| Median Price | $930k | $640k |
| Weekly Rent | $575/wk | $453/wk |
| Net pre-costs pa | $-18,460 | $-9,724 |
| Cashflow | Negative | Negative |
| Rent Growth 12m | +4.6% | +4.8% |
| Price Growth 12m | +5.4% | +6.2% |
| NG Dependence | High | High |
| Discovery Status | Unknown | Unknown |
| Population | 55k | 42k |
| Cycle Stage | Mid | Early |
| Policy Impact | ▼ DOWNGRADED | ▼ DOWNGRADED |
| Signal Score | 52 / Tier 3 | 53 / 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.
Tamworth is the primary service hub for north-west NSW — regional hospital, government services, and agricultural supply chains. The Country Music Festival is a tourism asset but the investment case rests on structural residential demand. At $640k and $453/wk, gross yield is 3.7% — price growth has significantly outpaced rent growth, turning what was an affordable high-yield market into a negative cashflow investment at current entry prices.
realestate.com.au Albury NSW median house Jun 2025–May 2026. NSW side only — Wodonga VIC is separate. Data quality: imported.
Data vintage: 2026
realestate.com.au + PRD Q1 2026 Tamworth. Median house price $630k–$650k range. 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.