Both markets have comparable gross yields (6.1% vs 5.7%). 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 | Morwell VIC · #7 |
|---|---|---|
| Gross Yield | 6.1% | 5.7% |
| Vacancy Rate | 0.7% | 1% |
| Median Price | $390k | $358k |
| Weekly Rent | $460/wk | $390/wk |
| Net pre-costs pa | +$3,640 | +$1,664 |
| Cashflow | Positive | Positive |
| Rent Growth 12m | +6% | +5.5% |
| Price Growth 12m | +4.5% | +5.1% |
| NG Dependence | None | None |
| Discovery Status | Unknown | Unknown |
| Population | 14k | 14k |
| Cycle Stage | Early | Early |
| Policy Impact | ▲ STRONG UPGRADE | ▲ STRONG UPGRADE |
| Signal Score | 73 / Tier 1 | 68 / 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.
5.7% yield is cashflow-positive at 6.5% rate and improves as rent grows at +5.5%pa. Keppel data centre catalyst is literally next door: Morwell is the primary accommodation suburb for the construction workforce. New build lots available at <$420k all-in, still NG-eligible under budget rules.
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 vacancy Mar 2025 · REI Victoria Q4 2024 · Latrobe Valley Authority Transition Plan 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.