Emerald offers a materially higher gross yield (6.1% vs 3.4%), making it the stronger income candidate at current prices. Emerald achieves positive cashflow without negative gearing support, while Bunbury 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 | Bunbury WA · #22 | Emerald QLD · #2 |
|---|---|---|
| Gross Yield | 3.4% | 6.1% |
| Vacancy Rate | 0.9% | 0.7% |
| Median Price | $1000k | $390k |
| Weekly Rent | $650/wk | $460/wk |
| Net pre-costs pa | $-18,200 | +$3,640 |
| Cashflow | Negative | Positive |
| Rent Growth 12m | +7.8% | +6% |
| Price Growth 12m | +9.4% | +4.5% |
| NG Dependence | High | None |
| Discovery Status | Known | Unknown |
| Population | 75k | 14k |
| Cycle Stage | Mid | Early |
| Policy Impact | ▼ DOWNGRADED | ▲ STRONG UPGRADE |
| Signal Score | 53 / Tier 2 | 73 / Tier 1 |
Bunbury's median house price at $950k reflects the extraordinary WA resources boom cycle. This market was previously one of the stronger cashflow plays in the dataset — at current prices it is not. Gross yield of 3.0% at $950k is strongly negative at standard LVR. The port, Alcoa alumina operations, and South West regional services provide a solid employment base, but investors entering now face a very different equation to those who purchased 18–24 months ago.
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.
2026 median house data. Source: realestate.com.au. Data quality: imported. Verify before transacting.
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.