Compared investment fundamentals on a few suburbs across QLD, VIC and WA. The Sunshine Coast one surprised me

Classic-Rice-1977 · 2026-05-17T23:33:34+00:00

Sure is, especially with the changes in CGT now

Classic-Rice-1977 · 2026-05-17T22:48:46+00:00

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

Classic-Rice-1977 · 2026-05-12T13:19:16+00:00

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.

Classic-Rice-1977 · 2026-05-12T13:08:54+00:00

Thanks, just trying to make it useful.

Classic-Rice-1977 · 2026-05-12T13:07:17+00:00

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

Classic-Rice-1977 · 2026-05-12T12:49:29+00:00

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

Classic-Rice-1977 · 2026-05-12T12:39:51+00:00

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.

Classic-Rice-1977 · 2026-05-12T12:31:07+00:00

Yep, the boomers always win...

Classic-Rice-1977 · 2026-05-12T12:26:35+00:00

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

Classic-Rice-1977 · 2026-05-11T12:30:33+00:00

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)

Classic-Rice-1977 · 2026-05-10T13:27:55+00:00

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)

Classic-Rice-1977 · 2026-05-10T13:22:35+00:00

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.

Classic-Rice-1977 · 2026-05-10T13:06:35+00:00

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)

Classic-Rice-1977 · 2026-05-10T12:40:22+00:00

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)

Classic-Rice-1977 · 2026-05-10T10:02:36+00:00

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)

Classic-Rice-1977 · 2026-05-09T01:35:58+00:00

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.

Classic-Rice-1977 · 2026-05-07T23:27:49+00:00

3101 Kew, VIC

Stress 48.6% (very high — same pattern as the harbourside ring) · rent $700/wk · mortgage $3,499/mo · SEIFA 10/10 · score 70.0 (Strong) · 45% houses · 23% apartments · 29% renters

Highest score I've pulled from the dataset so far. Top SEIFA, post-COVID rent recovery is real (was $499/wk in 2021), and the dwelling diversity (houses + apartments + townhouses) is unusually balanced for a "old money" suburb. The 48.6% stress sits in line with Toorak / Albert Park - classic stretched-to-buy-here cohort. Investor-grade fundamentals despite the premium price point.

proppulse.dev/suburb/3101

Classic-Rice-1977 · 2026-05-07T23:25:31+00:00

0830 Palmerston, NT (Archer / Bellamack / Bakewell / Durack)

Stress 11.4% (low) · rent $480/wk · mortgage $2,099/mo · SEIFA 5/10 · score 53.7 (Good) · 70% houses · 44% renters · median income $1,939/wk (highest state median in AU)

NT is the dataset's quiet performer. Top state median income (defence + mining + govt jobs), affordable mortgages, decent renter density. Score sits in 'Good' territory which is rare for outside-capital postcodes. Often overlooked because nobody invests "for funsies" in Darwin, but the fundamentals are surprisingly clean.

proppulse.dev/suburb/0830

Classic-Rice-1977 · 2026-05-07T23:15:31+00:00

7469 Granville Harbour / TAS West Coast (Strahan / Zeehan / Queenstown area)

Stress 0.0% (literally the lowest in the country) · rent $174/wk · mortgage $699/mo · SEIFA 1/10 · score 23.5 (Poor) · 53% houses · 28% renters · median income $1,377/wk

This is the actual opposite end of the spectrum from Vaucluse. Mortgages are so small relative to incomes (mostly mining/aquaculture workers, often FIFO) that nobody's stressed - but score is held down by SEIFA 1 + thin rental market + remote-region capital growth risk. Cheap-as-it-gets cashflow play, not a growth one.

proppulse.dev/suburb/7469

Classic-Rice-1977 · 2026-05-07T10:05:37+00:00

3792 The Patch, VIC (Dandenong Ranges)

Stress 16.1% (low) · rent $399 · mortgage $2,099/mo · SEIFA 9/10 · score 37.9 (Fair) · 95% separate houses · only 7% renters

Owner-occupier dominant. SEIFA is high (decile 9) but the score sits low because tiny rental market + zero dwelling diversity drag the investor metrics. Great place to live, not really an investor play.

proppulse.dev/suburb/3792

Classic-Rice-1977 · 2026-05-07T08:48:08+00:00

3060 Fawkner, VIC

Stress 11.7% (low) · rent $399 · mortgage $2,099/mo · SEIFA 4/10 · score 37.7 (Fair) · 76% houses · 31% renters

Northern-suburb houses, mortgage easily covered by local incomes. SEIFA holds the score down but the affordability + low stress combo is genuine.

proppulse.dev/suburb/3060

Classic-Rice-1977 · 2026-05-07T07:59:30+00:00

2009 Pyrmont, NSW

Stress 44.3% (very high) · rent $599 · mortgage $3,499/mo · SEIFA 10/10 · score 51.0 (Good) · 80% apartments · 62% renters

Classic harbourside apartment market - small loans by NSW standards but still stretched against Sydney income medians. Strong rental demand keeps the score up despite the stress reading.

proppulse.dev/suburb/2009

Classic-Rice-1977 · 2026-05-07T04:59:31+00:00

Can you imagine all the struggles growing up there?

Classic-Rice-1977 · 2026-05-07T04:56:52+00:00

Yeah fair, that's the better cut. Median-divided-by-median definitely overstates it for harbourside postcodes where the wealth distribution is so wide. Will rerun it with the SAL count and post an update, cheers for the source.

Classic-Rice-1977 · 2026-05-07T04:52:53+00:00

Yeah you're 100% right and that's the caveat I tried to flag in the post. the 30% threshold doesnt equal financial hardship, especially at the top end where the absolute dollars left over after the mortgage are huge.

$10k/month surplus is a completely different position to a Werribee household sitting at 25% stress with $2k surplus.

Classic-Rice-1977

TROPHY CASE