Rental Yield Summary
| Property Type | Median Price | Weekly Rent | Gross Yield | Net Yield (est) |
|---|---|---|---|---|
| Houses | $586,872 | $412/wk | 3.7% | 1.9% |
| Units | $276,645 | $228/wk | 4.3% | 2.8% |
Gross vs Net: The Real Numbers
Gross yield is what most headlines quote. Net yield is what you actually keep after costs.
Annual costs that eat your yield:
- Council rates: $2168/year
- Insurance (landlord): $1,200-1,800/year
- Property management (7-8%): $1,606/year
- Maintenance allowance (1%): $5,868/year
- Vacancy (2-4 weeks/year): $1,236/year
Net annual income (house): $9,212 Net yield: 1.9%
Vacancy Rate
Current vacancy: 1.6%
Tight market – tenants compete for properties. Expect minimal vacancy between tenants.
How Fraser Rise Compares
| Suburb | House Yield | Unit Yield |
|---|---|---|
| Fraser Rise | 3.7% | 4.3% |
| Melbourne average | 3.2% | 4.1% |
| Tarneit | 3.0% | 3.7% |
Growth corridor yields typically outperform established suburbs on gross figures.
Cash Flow Analysis
At current rates (6.2% variable), interest-only on 80% LVR:
- Annual interest: $29,108
- Annual rent: $21,424
- Cash flow position: Negative gearing of -${int(med_h * 0.8 * 0.062 - rent_h * 52 + med_h * 0.01 + 2000):,}/year (tax deductible)
For full investment analysis, see our Fraser Rise investment guide.
Yield calculations based on REIV median prices and Domain/realestate.com.au rental listings for Q1 2026.
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