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 3.7%), making it the stronger income candidate at current prices. Moe / Newborough achieves positive cashflow without negative gearing support, while Wagga Wagga 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 | Wagga Wagga NSW · #15 |
|---|---|---|
| Gross Yield | 6.5% | 3.7% |
| Vacancy Rate | 0.9% | 1% |
| Median Price | $385k | $800k |
| Weekly Rent | $480/wk | $570/wk |
| Net pre-costs pa | +$4,940 | $-11,960 |
| Cashflow | Positive | Negative |
| Rent Growth 12m | +6.2% | +5.8% |
| Price Growth 12m | +5.1% | +7.2% |
| NG Dependence | None | High |
| Discovery Status | Unknown | Unknown |
| Population | 16k | 65k |
| Cycle Stage | Early | Early |
| Policy Impact | ▲ STRONG UPGRADE | ▼ DOWNGRADED |
| Signal Score | 74 / Tier 1 | 57 / Tier 3 |
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.
Wagga Wagga is inland NSW's largest city and a significant ADF base — Kapooka (Army Recruit Training Centre) and RAAF Base Wagga. Charles Sturt University and Wagga Wagga Base Hospital underpin a diversified employment base. At $800k median with $570/wk rent, the gross yield of 3.7% produces clearly negative cashflow at standard LVR. The investment case is employment stability, tight vacancy, and long-term capital growth — not income.
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
realestate.com.au Wagga Wagga median house Jun 2025–May 2026. 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.