Investor Research Note · Residential Houses · Early Access

Mildura

VICTier 2KnownNear-PositiveEarly-Mid· New build eligible ✓
54
/100
Policy
▲ UPGRADED
Rank #18 of 20

5.1% yield at the crossroads of three states. Mildura benefits from genuine cross-border rental demand that tightens vacancy independent of any single industry. Hospital expansion creates permanent healthcare employment. Rent growth +5.0% will push to cashflow-positive within 12 months.

Market Metrics
Gross Yield
5.11%
Rent Growth
+5%
Price Growth
+5.5%
Vacancy
1.3%
Median Price
$500k
Weekly Rent
$490
Population
57k
Income Level
Low-Med
NG Dependence
Low
National Rank
#18
Cashflow Estimate
80% LVR at 6.5% interest. Indicative only.
Annual Rent
$25,480
Annual Interest
$26,000
Net Pre-Costs
$-520
NG Required?
Minimal
Rent Projection
At 5% annual rent growth. Model estimate only.
PeriodWeekly rentAnnual rentvs. InterestStatus
Now$490/wk$25,480$-520Near-pos
Year 1$515/wk$26,754+$754Positive
Year 2$540/wk$28,092+$2,092Positive
Year 3$567/wk$29,496+$3,496Positive
Year 4$596/wk$30,971+$4,971Positive
Investment Signal

5.1% yield at the crossroads of three states. Mildura benefits from genuine cross-border rental demand that tightens vacancy independent of any single industry. Hospital expansion creates permanent healthcare employment. Rent growth +5.0% will push to cashflow-positive within 12 months.

Risk / Warning

Murray-Darling water allocation is a long-term policy risk for agriculture; 'Known' investor market with some hype baked in; cross-border tenant dynamics with variable employment quality.

Budget Policy

5.1% yield at $500k = $25,480 rent vs $26,000 interest = -$520 pre-cost. Effectively neutral. New builds eligible for unlimited NG. Hospital workforce provides stable tenant income.

Economic Catalysts
Sunraysia horticulture (largest table grape and citrus region in Australia)Cross-border demand from NSW and SAMildura Base Hospital expansion ($200M+)Sunraysia regional services
Score Breakdown
54 / 100
Rental yield signal
+14
Rental momentum
+10
Yield vs. price spread
+9
Supply tightness
+9
Economic fundamentals
+10
Market liquidity
+9
Discovery discount
-7
Policy adjustment+3pts
Total score54
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Data Sources

CoreLogic VIC Q1 2025 · REI Victoria Mildura Q4 2024 · SQM Research · Mildura Base Hospital business case 2024 · ABS agricultural water statistics 2024

VintageQ1 2025 (indicative). All figures are model estimates compiled from public sources. Verify independently before making any investment decision. Not financial advice.
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