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 Dubbo 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 | Dubbo NSW · #12 | Emerald QLD · #2 |
|---|---|---|
| Gross Yield | 4.4% | 6.1% |
| Vacancy Rate | 1.1% | 0.7% |
| Median Price | $668k | $390k |
| Weekly Rent | $570/wk | $460/wk |
| Net pre-costs pa | $-5,096 | +$3,640 |
| Cashflow | Slightly-Negative | Positive |
| Rent Growth 12m | +6.4% | +6% |
| Price Growth 12m | +5.8% | +4.5% |
| NG Dependence | Medium | None |
| Discovery Status | Unknown | Unknown |
| Population | 40k | 14k |
| Cycle Stage | Early | Early |
| Policy Impact | ◆ NEUTRAL | ▲ STRONG UPGRADE |
| Signal Score | 61 / Tier 2 | 73 / Tier 1 |
Central west NSW regional hub with the most attractive yield profile in the NSW expansion set at 4.4%. Dubbo Base Hospital is the major employer; Taronga Western Plains Zoo and agribusiness supply chains support a diversified service economy. Cashflow gap is relatively small ($5k/yr pre-costs) and rent growth at 6.4% is narrowing it. Of the expansion markets, Dubbo has the most achievable path to cashflow breakeven.
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
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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.