Research only. Not financial advice. Data: Q1 2025 indicative estimates from public sources. Verify independently.
Moe / Newborough offers a materially higher gross yield (6.5% vs 4.4%), making it the stronger income candidate at current prices. Moe / Newborough achieves positive cashflow without negative gearing support, while Townsville 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 | Moe / Newborough VIC · #1 | Townsville QLD · #16 |
|---|---|---|
| Gross Yield | 6.5% | 4.4% |
| Vacancy Rate | 0.9% | 1.2% |
| Median Price | $385k | $595k |
| Weekly Rent | $480/wk | $500/wk |
| Net pre-costs pa | +$4,940 | $-4,940 |
| Cashflow | Positive | Slightly-Negative |
| Rent Growth 12m | +6.2% | +7.8% |
| Price Growth 12m | +5.1% | +10.4% |
| NG Dependence | None | Medium |
| Discovery Status | Unknown | Emerging |
| Population | 16k | 180k |
| Cycle Stage | Early | Early-Mid |
| Policy Impact | ▲ STRONG UPGRADE | ◆ NEUTRAL |
| Signal Score | 74 / Tier 1 | 57 / Tier 2 |
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.
Townsville is North Queensland's largest city and a significant ADF hub — Lavarack Barracks (Army) and RAAF Base Townsville. James Cook University and Townsville University Hospital underpin stable public-sector employment. The market has recovered materially from its 2015–2019 downturn. At $595k and $500/wk, cashflow is slightly negative at standard LVR — not the positive-cashflow market it was two years ago, but yield of 4.4% remains competitive for a city of this scale.
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
REIQ/PropTrack 2025 region estimate. Verify against current REIQ data before publishing. Data quality: imported.
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.