Mackay offers a materially higher gross yield (6.0% vs 3.7%), making it the stronger income candidate at current prices. Mackay achieves positive cashflow without negative gearing support, while Tamworth 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 | Mackay QLD · #4 | Tamworth NSW · #25 |
|---|---|---|
| Gross Yield | 6.0% | 3.7% |
| Vacancy Rate | 0.8% | 1% |
| Median Price | $515k | $640k |
| Weekly Rent | $590/wk | $453/wk |
| Net pre-costs pa | +$3,900 | $-9,724 |
| Cashflow | Positive | Negative |
| Rent Growth 12m | +7% | +4.8% |
| Price Growth 12m | +5.5% | +6.2% |
| NG Dependence | None | High |
| Discovery Status | Emerging | Unknown |
| Population | 78k | 42k |
| Cycle Stage | Early-Mid | Early |
| Policy Impact | ▲ UPGRADED | ▼ DOWNGRADED |
| Signal Score | 70 / Tier 2 | 53 / 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.
Tamworth is the primary service hub for north-west NSW — regional hospital, government services, and agricultural supply chains. The Country Music Festival is a tourism asset but the investment case rests on structural residential demand. At $640k and $453/wk, gross yield is 3.7% — price growth has significantly outpaced rent growth, turning what was an affordable high-yield market into a negative cashflow investment at current entry prices.
CoreLogic QLD Q1 2025 · REIQ Mackay Q4 2024 · SQM Research · Queensland Resources Council 2024 · Isaac Regional Council infrastructure report 2024
Data vintage: Q1 2025
realestate.com.au + PRD Q1 2026 Tamworth. Median house price $630k–$650k range. Data quality: imported.
Data vintage: 2026
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.