Emerald offers a materially higher gross yield (6.1% vs 4.1%), making it the stronger income candidate at current prices. Emerald achieves positive cashflow without negative gearing support, while Bathurst requires additional tax offset or rental growth to break even.
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 | Bathurst NSW · #19 | Emerald QLD · #2 |
|---|---|---|
| Gross Yield | 4.1% | 6.1% |
| Vacancy Rate | 1.1% | 0.7% |
| Median Price | $665k | $390k |
| Weekly Rent | $530/wk | $460/wk |
| Net pre-costs pa | $-7,020 | +$3,640 |
| Cashflow | Slightly-Negative | Positive |
| Rent Growth 12m | +4.8% | +6% |
| Price Growth 12m | +5.8% | +4.5% |
| NG Dependence | Medium | None |
| Discovery Status | Unknown | Unknown |
| Population | 42k | 14k |
| Cycle Stage | Early | Early |
| Policy Impact | ▼ DOWNGRADED | ▲ STRONG UPGRADE |
| Signal Score | 55 / Tier 2 | 73 / Tier 1 |
Bathurst is a heritage inland NSW city — Charles Sturt University, Bathurst Base Hospital, government services, and the Bathurst 1000 motorsport event. Sea/tree change migration from Sydney drove price growth since 2020. At $665k and $530/wk, gross yield is 4.1% and cashflow is slightly negative. Better yield than Wagga or Albury; more affordable than coastal NSW equivalents. New builds eligible for NG retention.
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.
realestate.com.au Bathurst median house Jun 2025–May 2026. Data quality: imported.
Data vintage: 2026
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
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.