Mackay offers a materially higher gross yield (6.0% vs 2.7%), making it the stronger income candidate at current prices. Mackay achieves positive cashflow without negative gearing support, while Newcastle requires additional tax offset or rental growth to break even. Vacancy conditions favour Mackay (0.8% vs 1.8%), 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 | Mackay QLD · #4 | Newcastle NSW · #27 |
|---|---|---|
| Gross Yield | 6.0% | 2.7% |
| Vacancy Rate | 0.8% | 1.8% |
| Median Price | $515k | $1550k |
| Weekly Rent | $590/wk | $800/wk |
| Net pre-costs pa | +$3,900 | $-39,000 |
| Cashflow | Positive | Negative |
| Rent Growth 12m | +7% | +4.2% |
| Price Growth 12m | +5.5% | +4.8% |
| NG Dependence | None | High |
| Discovery Status | Emerging | Known |
| Population | 78k | 320k |
| Cycle Stage | Early-Mid | Mid |
| Policy Impact | ▲ UPGRADED | ▼ DOWNGRADED |
| Signal Score | 70 / Tier 2 | 41 / Tier 3 |
6.0% yield is cashflow positive. Mackay is the service hub for Australia's most productive coking coal basin. FIFO workers create reliable accommodation demand. Vacancy at 0.8% is very tight. $590/wk rent on $515k price sits well in positive cashflow territory.
Newcastle's median house price at $1.55M now sits in the range of established capital city suburban markets. The investment case is lifestyle demand, coastal amenity, and employment diversification (John Hunter Hospital, University of Newcastle, defence, knowledge economy) — not yield or cashflow. At 2.5% gross yield, this market requires significant ongoing capital to hold at standard LVR rates. The 2026 NG policy change materially increases holding costs for new purchasers.
CoreLogic QLD Q1 2025 · REIQ Mackay Q4 2024 · SQM Research · Queensland Resources Council 2024 · Isaac Regional Council infrastructure report 2024
Data vintage: Q1 2025
2026 median house data. Source: realestate.com.au. Data quality: imported. Verify before transacting.
Data vintage: 2026
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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.