Investor Research Note · Residential Houses · Early Access

Shepparton

VICTier 2KnownNear-PositiveEarly-Mid· New build eligible ✓
54
/100
Policy
▲ UPGRADED
Rank #17 of 20

5.0% yield on a 64,000-population city with Australia's largest tomato processing facility and a $400M hospital rebuild underway. The Food Valley precinct is creating permanent food-tech employment. Rent growth +5.0% will push to cashflow-positive within 18 months.

Market Metrics
Gross Yield
5.01%
Rent Growth
+5%
Price Growth
+5.5%
Vacancy
1.4%
Median Price
$468k
Weekly Rent
$450
Population
64k
Income Level
Low-Med
NG Dependence
Low
National Rank
#17
Cashflow Estimate
80% LVR at 6.5% interest. Indicative only.
Annual Rent
$23,400
Annual Interest
$24,336
Net Pre-Costs
$-936
NG Required?
Minimal
Rent Projection
At 5% annual rent growth. Model estimate only.
PeriodWeekly rentAnnual rentvs. InterestStatus
Now$450/wk$23,400$-936Near-pos
Year 1$473/wk$24,570+$234Positive
Year 2$496/wk$25,799+$1,463Positive
Year 3$521/wk$27,088+$2,752Positive
Year 4$547/wk$28,443+$4,107Positive
Investment Signal

5.0% yield on a 64,000-population city with Australia's largest tomato processing facility and a $400M hospital rebuild underway. The Food Valley precinct is creating permanent food-tech employment. Rent growth +5.0% will push to cashflow-positive within 18 months.

Risk / Warning

'Known' market. Mainstream media has covered Shepparton as an investment destination; agricultural income volatility (Murray-Darling water rights); vacancy at 1.4% is the highest in the VIC set.

Budget Policy

5.0% yield at $468k = $23,400 rent vs $24,336 interest = -$936 pre-cost. 12 months of rent growth closes this gap. New builds near GV Health precinct retain NG eligibility. Food Valley permanent employment reduces vacancy risk.

Economic Catalysts
Kagome Australia (world's largest tomato processing facility)GV Health hospital redevelopment ($400M)Food Valley innovation precinct (agri-food R&D)Shepparton Art Museum (regional anchor)
Score Breakdown
54 / 100
Rental yield signal
+14
Rental momentum
+10
Yield vs. price spread
+9
Supply tightness
+9
Economic fundamentals
+10
Market liquidity
+9
Discovery discount
-7
Policy adjustment+3pts
Total score54
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Data Sources

CoreLogic VIC Q1 2025 · REI Victoria Shepparton Q4 2024 · SQM Research · GV Health project update 2024 · Kagome Australia operations report · Greater Shepparton City Council economic data 2024

VintageQ1 2025 (indicative). All figures are model estimates compiled from public sources. Verify independently before making any investment decision. Not financial advice.
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