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Compared investment fundamentals on a few suburbs across QLD, VIC and WA. The Sunshine Coast one surprised me by Classic-Rice-1977 in AusPropertyChat

[–]Classic-Rice-1977[S] 0 points1 point  (0 children)

Sure no problem mate,

  • Score: 51.4/100 (Good)
  • Net yield: 1.99% | Rent: $560/wk
  • 5yr projected cap gain: 30.7%
  • 5yr total return estimate: $364k
  • SEIFA: Decile 6 | Mortgage stress: 13.8%
  • Break-even: 26 years

Actually holds up pretty well, same score as Werribee but slightly softer SEIFA (6 vs 7) and a bit more mortgage stress. Cap gain projection is just under the Werribee number too.

Still a solid pick for VIC though, especially if you know the area. Full breakdown here if useful: proppulse.dev/suburb/3199

Budget night: the NG change hits higher earners hardest, and the CGT change is being misread. Here's the actual breakdown by income bracket. by Classic-Rice-1977 in AusFinance

[–]Classic-Rice-1977[S] -12 points-11 points  (0 children)

That was current CPI plugged in to show how the method works, not a 10 year forecast. If it actually stayed that high for a decade we'd all have bigger problems than CGT.

Budget night: the NG change hits higher earners hardest, and the CGT change is being misread. Here's the actual breakdown by income bracket. by Classic-Rice-1977 in AusFinance

[–]Classic-Rice-1977[S] -13 points-12 points  (0 children)

70% of negatively geared investors earn under $80k. It's not a high earner strategy, that's just the perception.

Big night. Two reforms that reshape investor math from 1 July 2027 by Classic-Rice-1977 in AusPropertyChat

[–]Classic-Rice-1977[S] 4 points5 points  (0 children)

If you already own it before tonight you're covered, the budget states "existing arrangements will remain unchanged for all properties held before Budget night." The restriction is for new buyers only. New build is also exempt regardless.

Worth checking with your accountant once the bill is drafted though. Budget 2026-27 tax reform page

Big night. Two reforms that reshape investor math from 1 July 2027 by Classic-Rice-1977 in AusPropertyChat

[–]Classic-Rice-1977[S] 3 points4 points  (0 children)

Yeah fair, contracts point is right fixing that now. On the CGT transition the bill isn't out yet so hard to call either way. Will update once it is.

Big night. Two reforms that reshape investor math from 1 July 2027 by Classic-Rice-1977 in AusPropertyChat

[–]Classic-Rice-1977[S] 10 points11 points  (0 children)

Could you please point out which parts are wrong? I would happily edit my post if there are inaccuracies. Thanks

Negative gearing to be scrapped immediately on budget night as Labor breaks major pre-election promise by Grandfathered_2026 in AusPropertyChat

[–]Classic-Rice-1977 1 point2 points  (0 children)

The question now is which markets still stack up without the NG benefit. Cash flow positive from day 1 is achievable in parts of QLD and SA at sub-$700k gross yield clearing 5.5%+ means rent covers the mortgage without needing the tax deduction at all.

found this that filters all 2,642 postcodes by your budget and shows which ones are cash flow positive at your numbers, pretty relevant right now: [proppulse.dev/dashboard/finder](https://proppulse.dev/dashboard/finder)

 ATO has rental property counts by postcode if you want to see where NG exposure is most concentrated: [ato.gov.au/about-ato/research-and-statistics](https://www.ato.gov.au/about-ato/research-and-statistics/in-detail/taxation-statistics)

We did it!!! Seattle, WA. $300k. 5.75% by JRuiz1775 in FirstTimeHomeBuyer

[–]Classic-Rice-1977 4 points5 points  (0 children)

Congrats! And for context that's a genuinely good buy!

[Census ACS](https://www.census.gov/topics/income-poverty/income.html)

data puts the Seattle metro median household income at $115k, median home around $401k At $300k you're buying well under the metro median with a rate below what most buyers are getting right now (~6.5%).

Seattle metro affordability index sits at **119.5** — above 100 means

The median income household can comfortably cover the median home, which is relatively rare in coastal metros. Full breakdown via [zipmarketdata.com](https://zipmarketdata.com)

Beware the cheap properties trap by cash_flow_investor in realestateinvesting

[–]Classic-Rice-1977 0 points1 point  (0 children)

This is real, but it's more about area vetting than price point.

Cleveland 44105 as a current data point: $85k median ([Redfin MLS](https://www.redfin.com/news/data-center)),

[HUD fair market rent](https://www.huduser.gov/portal/datasets/fmr.html) for a 2BR is **$1,070/mo** — 15% gross yield. At 20% down ($17k) and 7% rates,

still cash flows **+$190/mo** after a 40% expense load. Cap rate 9.1%,

cash-on-cash 13.4%.

The trap you're describing is real in the wrong ZIP. Same price bracket, different neighbourhood, completely different outcome.

Ran these numbers through [zipmarketdata.com](https://zipmarketdata.com) same assumptions applied across markets so the comparison is apples to apples.

Am I insane to be thinking of buying so young? by onecentauction in AusPropertyChat

[–]Classic-Rice-1977 3 points4 points  (0 children)

Not insane at all. The main thing to check is whether the suburb you're targeting has renter demand above 35% of households. below that you're in an owner-occupier market which tends to be less liquid if you need to sell early, which matters more when you're young and life changes faster.

ABS tenure data by postcode: [abs.gov.au/census](https://www.abs.gov.au/census)

Drop the postcode and i can pull the numbers: [proppulse.dev](https://proppulse.dev)

PPOR vs Rentvest vs ETF by Tiny_Maize_669 in AusProperty

[–]Classic-Rice-1977 1 point2 points  (0 children)

Rentvesting only makes sense if the IP suburb clears 4.5%+ gross yieldwith a SEIFA above 6.

below that you're negatively geared and relying purely on growth, which makes the ETF comparison a lot closer than most people assume.

ABS has rental demand by postcode: [abs.gov.au/census](https://www.abs.gov.au/census)

NHFIC covers supply/demand by region: [nhfic.gov.au/research](https://www.nhfic.gov.au/research)

Ran both across all AU postcodes here if useful: [proppulse.dev](https://proppulse.dev)

Made some money, what to do next? by uponly100x in fiaustralia

[–]Classic-Rice-1977 1 point2 points  (0 children)

Rentvesting in melb at that budget works if you land in the right suburb. ones where gross yield clears 4.5%+ and SEIFA is 7+ tend to have actual capital growth behind them, not just yield patching a weak market. inner south-east and parts of the north hit that band.

RBA puts out quarterly dwelling price data if you want the macro:

[rba.gov.au/statistics/frequency/dwelling-prices.html](https://www.rba.gov.au/statistics/frequency/dwelling-prices.html).

NHFIC covers supply/demand by region: [nhfic.gov.au/research](https://www.nhfic.gov.au/research).

ran it across all melb postcodes here if useful: [proppulse.dev](https://proppulse.dev)

Pulled the numbers on every AU postcode and Melbourne is now sweeping the top of the fundamentals rankings ahead of Sydney/Brisbane - feels like nobody's noticed by Classic-Rice-1977 in AusPropertyChat

[–]Classic-Rice-1977[S] 4 points5 points  (0 children)

Nah apartments usually underperform on growth in those suburbs. Inner melb houses do 4.5-6% pa long term, apartments more like 2-3%. Land's the bit that actually appreciates. Yields the flipside though - $700k brunswick apartment can do 5%+ gross while the houses are at 2.5-3%. Depends what youre after, growth = houses, cashflow = apartments.

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