ology for how we research and verify." cover_alt: “Gardenvale lifestyle” cover_credit: “wikimedia_commons” figures: [{“position”: “Rental Yield Summary”, “url”: “https://upload.wikimedia.org/wikipedia/commons/7/74/Statue_at_Gardenvale_b.jpg”, “alt”: “Rental Yield Summary”, “credit”: “wikimedia_commons”, “score”: 70}, {“position”: “Gross vs Net: The Real Numbers”, “url”: “https://upload.wikimedia.org/wikipedia/commons/7/74/Statue_at_Gardenvale_b.jpg”, “alt”: “Gross vs Net: The Real Numbers”, “credit”: “wikimedia_commons”, “score”: 70}] —## Rental Yield Summary
| Property Type | Median Price | Weekly Rent | Gross Yield | Net Yield (est) |
|---|---|---|---|---|
| Houses | $574,750 | $389/wk | 3.5% | 1.7% |
| Units | $265,810 | $206/wk | 4.0% | 2.5% |
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: $2498/year
- Insurance (landlord): $1,200-1,800/year
- Property management (7-8%): $1,517/year
- Maintenance allowance (1%): $5,747/year
- Vacancy (2-4 weeks/year): $1,167/year
Net annual income (house): $8,296 Net yield: 1.7%
Vacancy Rate
Current vacancy: 2.8%
Tight market – tenants compete for properties. Expect minimal vacancy between tenants.
How Gardenvale Compares
| Suburb | House Yield | Unit Yield |
|---|---|---|
| Gardenvale | 3.5% | 4.0% |
| Melbourne average | 3.2% | 4.1% |
| Box Hill | 3.6% | 3.6% |
Solid middle-rin
