Rental Yield Summary
| Property Type | Median Price | Weekly Rent | Gross Yield | Net Yield (est) |
|---|---|---|---|---|
| Houses | $639,236 | $476/wk | 3.9% | 2.1% |
| Units | $262,958 | $233/wk | 4.6% | 3.1% |
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: $1718/year
- Insurance (landlord): $1,200-1,800/year
- Property management (7-8%): $1,856/year
- Maintenance allowance (1%): $6,392/year
- Vacancy (2-4 weeks/year): $1,428/year
Net annual income (house): $11,575 Net yield: 2.1%
Vacancy Rate
Current vacancy: 1.2%
Tight market – tenants compete for properties. Expect minimal vacancy between tenants.
How Werribee South Compares
| Suburb | House Yield | Unit Yield |
|---|---|---|
| Werribee South | 3.9% | 4.6% |
| Melbourne average | 3.2% | 4.1% |
| Box Hill | 2.8% | 3.9% |
Solid middle-ring returns that balance yield with capital growth potential.
Cash Flow Analysis
At current rates (6.2% variable), interest-only on 80% LVR:
- Annual interest: $31,706
- Annual rent: $24,752
- Cash flow position: Negative gearing of -${int(med_h * 0.8 * 0.062 - rent_h * 52 + med_h * 0.01 + 2000):,}/year (tax deductible)
For full investment analysis, see our Werribee South investment guide.
Yield calculations based on REIV median prices and Domain/realestate.com.au rental listings for Q1 2026.
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