Moe / Newborough

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.

Long days-on-market (~95d) in some Latrobe pockets; micro-suburb selection critical. Avoid Morwell social housing streets; verify SQM postcode-level vacancy before transacting; single-region exposure.

6.5% yield at $385k = $24,960 annual rent vs $20,020 annual interest (80% LVR, 6.5%) = $4,940 positive pre-cost cashflow. Negative gearing irrelevant. New builds in Morwell precinct retain unlimited NG. CGT indexation suits long-hold income strategy.