Rental Yield Summary
| Property Type | Median Price | Weekly Rent | Gross Yield | Net Yield (est) |
|---|---|---|---|---|
| Houses | $689,491 | $555/wk | 4.2% | 2.4% |
| Units | $385,151 | $373/wk | 5.0% | 3.5% |
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: $2313/year
- Insurance (landlord): $1,200-1,800/year
- Property management (7-8%): $2,164/year
- Maintenance allowance (1%): $6,894/year
- Vacancy (2-4 weeks/year): $1,665/year
Net annual income (house): $14,635 Net yield: 2.4%
Vacancy Rate
Current vacancy: 3.2%
Tight market – tenants compete for properties. Expect minimal vacancy between tenants.
How Cranbourne East Compares
| Suburb | House Yield | Unit Yield |
|---|---|---|
| Cranbourne East | 4.2% | 5.0% |
| Melbourne average | 3.2% | 4.1% |
| Tarneit | 3.8% | 4.1% |
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: $34,198
- Annual rent: $28,860
- Cash flow position: Negative gearing of -${int(med_h * 0.8 * 0.062 - rent_h * 52 + med_h * 0.01 + 2000):,}/year (tax deductible)
For full investment analysis, see our Cranbourne East investment guide.
Yield calculations based on REIV median prices and Domain/realestate.com.au rental listings for Q1 2026.
