Emerald offers a materially higher gross yield (6.1% vs 5.1%), making it the stronger income candidate at current prices. Emerald achieves positive cashflow without negative gearing support, while Mildura requires additional tax offset or rental growth to break even. Vacancy conditions favour Emerald (0.7% vs 1.3%), 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 | Emerald QLD · #2 | Mildura VIC · #20 |
|---|---|---|
| Gross Yield | 6.1% | 5.1% |
| Vacancy Rate | 0.7% | 1.3% |
| Median Price | $390k | $500k |
| Weekly Rent | $460/wk | $490/wk |
| Net pre-costs pa | +$3,640 | $-520 |
| Cashflow | Positive | Near-Positive |
| Rent Growth 12m | +6% | +5% |
| Price Growth 12m | +4.5% | +5.5% |
| NG Dependence | None | Low |
| Discovery Status | Unknown | Known |
| Population | 14k | 57k |
| Cycle Stage | Early | Early-Mid |
| Policy Impact | ▲ STRONG UPGRADE | ▲ UPGRADED |
| Signal Score | 73 / Tier 1 | 54 / Tier 2 |
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.
5.1% yield at the crossroads of three states. Mildura benefits from genuine cross-border rental demand that tightens vacancy independent of any single industry. Hospital expansion creates permanent healthcare employment. Rent growth +5.0% will push to cashflow-positive within 12 months.
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
CoreLogic VIC Q1 2025 · REI Victoria Mildura Q4 2024 · SQM Research · Mildura Base Hospital business case 2024 · ABS agricultural water statistics 2024
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.