Emerald offers a materially higher gross yield (6.1% vs 4.4%), making it the stronger income candidate at current prices. Emerald achieves positive cashflow without negative gearing support, while Ballarat requires additional tax offset or rental growth to break even. Vacancy conditions favour Emerald (0.7% vs 1.5%), 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 | Ballarat VIC · #23 | Emerald QLD · #2 |
|---|---|---|
| Gross Yield | 4.4% | 6.1% |
| Vacancy Rate | 1.5% | 0.7% |
| Median Price | $580k | $390k |
| Weekly Rent | $490/wk | $460/wk |
| Net pre-costs pa | $-4,680 | +$3,640 |
| Cashflow | Negative | Positive |
| Rent Growth 12m | +4.5% | +6% |
| Price Growth 12m | +5% | +4.5% |
| NG Dependence | High | None |
| Discovery Status | Known | Unknown |
| Population | 117k | 14k |
| Cycle Stage | Mid | Early |
| Policy Impact | ◆ NEUTRAL | ▲ STRONG UPGRADE |
| Signal Score | 50 / Tier 3 | 73 / Tier 1 |
4.4% yield is below cashflow-positive threshold but offers population scale (117,000), transport links (1hr to Melbourne CBD), and the best asset liquidity in the VIC set. Federation University provides student rental demand. Included as the defensive, lower-risk option.
Tightest vacancy in the scan at 0.7% (effectively full). 6.1% yield at $390k is genuinely positive cashflow. Emerald sits at the intersection of coking coal and agriculture, giving it more diversification than a pure mining town. Discovery status 'Unknown': no institutional attention yet.
CoreLogic VIC Q1 2025 · REI Victoria Ballarat Q4 2024 · SQM Research · Federation University enrolment data 2024 · Ballarat City Council population projections
Data vintage: Q1 2025
CoreLogic QLD Q1 2025 · REIQ Emerald Q4 2024 · SQM Research Central Highlands · ABS agricultural census water allocation 2024 · Central Highlands Regional Council planning data
Data vintage: Q1 2025
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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.