Research only. Not financial advice. Data: Q1 2025 indicative estimates from public sources. Verify independently.
Both markets have comparable gross yields (6.1% vs 6.5%). Both markets carry similar cashflow positions under current yield and interest rate assumptions.
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 | Moe / Newborough VIC · #1 |
|---|---|---|
| Gross Yield | 6.1% | 6.5% |
| Vacancy Rate | 0.7% | 0.9% |
| Median Price | $390k | $385k |
| Weekly Rent | $460/wk | $480/wk |
| Net pre-costs pa | +$3,640 | +$4,940 |
| Cashflow | Positive | Positive |
| Rent Growth 12m | +6% | +6.2% |
| Price Growth 12m | +4.5% | +5.1% |
| NG Dependence | None | None |
| Discovery Status | Unknown | Unknown |
| Population | 14k | 16k |
| Cycle Stage | Early | Early |
| Policy Impact | ▲ STRONG UPGRADE | ▲ STRONG UPGRADE |
| Signal Score | 73 / Tier 1 | 74 / Tier 1 |
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.
6.5% gross yield at $385k equals strongly positive cashflow without needing negative gearing. Keppel's $10B AI data centre (Australia's largest announced) remains almost entirely unpriced in local property. Construction worker accommodation demand alone will tighten vacancy before residents follow. Budget policy renders negative gearing irrelevant here.
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 SA3 Latrobe Valley Q1 2025 · SQM Research postcode 3825 vacancy Mar 2025 · REI Victoria median rent Q4 2024 · Keppel Corp ASX announcement Nov 2023 · DCCEEW Latrobe Valley Authority 2024
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.