Investor Research Note · Residential Houses · Early Access

Toowoomba

QLDTier 2KnownNear-PositiveMid· New build eligible ✓
58
/100
Policy
▲ UPGRADED
Rank #13 of 20

5.0% yield on Australia's largest inland city (175,000). Inland Rail makes Toowoomba a permanent logistics node: structural demand, not cyclical. Wellcamp Airport's freight capacity is genuinely unique. Vacancy at 1.0% is tight for a city this size.

Market Metrics
Gross Yield
5.01%
Rent Growth
+5.5%
Price Growth
+6%
Vacancy
1%
Median Price
$582k
Weekly Rent
$560
Population
175k
Income Level
Med
NG Dependence
Low
National Rank
#13
Cashflow Estimate
80% LVR at 6.5% interest. Indicative only.
Annual Rent
$29,120
Annual Interest
$30,264
Net Pre-Costs
$-1,144
NG Required?
Minimal
Rent Projection
At 5.5% annual rent growth. Model estimate only.
PeriodWeekly rentAnnual rentvs. InterestStatus
Now$560/wk$29,120$-1,144Near-pos
Year 1$591/wk$30,722+$458Positive
Year 2$623/wk$32,411+$2,147Positive
Year 3$658/wk$34,194+$3,930Positive
Year 4$694/wk$36,075+$5,811Positive
Investment Signal

5.0% yield on Australia's largest inland city (175,000). Inland Rail makes Toowoomba a permanent logistics node: structural demand, not cyclical. Wellcamp Airport's freight capacity is genuinely unique. Vacancy at 1.0% is tight for a city this size.

Risk / Warning

'Known' investor market with some hype premium embedded in prices; yield requires NG support in early years; price growth +6.0% already reflects some catalyst pricing-in.

Budget Policy

5.0% yield at $582k = $29,120 rent vs $30,264 interest = -$1,144 pre-cost. Near-positive; Inland Rail construction workforce demand pushes to positive 2025–2026. New builds near Wellcamp/Inland Rail precinct NG-eligible.

Economic Catalysts
Inland Rail hub (Brisbane-Melbourne freight corridor)Wellcamp Airport (only regional international freight airport in Australia)Western Downs data centre corridorAgribusiness processing (Australia's largest inland agricultural hub)
Score Breakdown
58 / 100
Rental yield signal
+14
Rental momentum
+11
Yield vs. price spread
+9
Supply tightness
+11
Economic fundamentals
+10
Market liquidity
+10
Discovery discount
-7
Policy adjustment+4pts
Total score58
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Data Sources

CoreLogic QLD Q1 2025 · REIQ Toowoomba Q4 2024 · SQM Research · ARTC Inland Rail updates 2024 · Wellcamp Airport annual report 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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