Emerald offers a materially higher gross yield (6.1% vs 5.5%), making it the stronger income candidate at current prices. Both markets carry similar cashflow positions under current yield and interest rate assumptions. Vacancy conditions favour Emerald (0.7% vs 2.1%), 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 | Darwin NT · #27 | Emerald QLD · #2 |
|---|---|---|
| Gross Yield | 5.5% | 6.1% |
| Vacancy Rate | 2.1% | 0.7% |
| Median Price | $670k | $390k |
| Weekly Rent | $711/wk | $460/wk |
| Net pre-costs pa | +$2,132 | +$3,640 |
| Cashflow | Positive | Positive |
| Rent Growth 12m | +5.2% | +6% |
| Price Growth 12m | +4.8% | +4.5% |
| NG Dependence | None | None |
| Discovery Status | Known | Unknown |
| Population | 130k | 14k |
| Cycle Stage | Starting | Early |
| Policy Impact | ▲ STRONG UPGRADE | ▲ STRONG UPGRADE |
| Signal Score | 52 / Tier 2 | 73 / Tier 1 |
Darwin is the NT capital and a significant ADF hub: RAAF Base Darwin and Robertson Barracks in nearby Palmerston. Charles Darwin University and NT government services provide additional employment stability. At $670k and $711/wk rent, Darwin produces the strongest gross yield in this expansion set (5.5%) and is the only Round 2 market achieving positive cashflow at standard LVR. Vacancy at 2.1% is elevated by dataset standards — directional trend matters.
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.
NT Govt/REINT Dec quarter 2025. Verified against PropTrack May 2026 ($707k direction). 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.