Investment Snapshot
| Metric | Houses | Units |
|---|---|---|
| Median Price | $577,742 | $317,758 |
| Rental Yield | 2.8% | 3.6% |
| 5yr Growth (annualised) | 6.7% | 5.2% |
| Vacancy Rate | 2.7% | 1.6% |
| Days on Market | 29 | 38 |
Why Investors Are Looking at Tools
Middle-ring stability with solid rental demand from families and professionals. Lower risk profile than speculative growth areas.
Rental Yield Analysis
Gross rental yield (houses): 2.8%
- Weekly rent (3br house): $313/week
- Annual rent: $16,309
Net yield after costs: ~1.0%
- Council rates: ~$2086/year
- Insurance: ~$1,200-2,000/year
- Maintenance: ~1% of value/year
- Property management (7-8%): ~$1,223/year
Growth Drivers
School catchments, family appeal, established services, transport connections
Risks to Consider
- Slow capital growth in some pockets
- Interest rate sensitivity at current price points
- Competition from newer suburbs offering better value
The Verdict
Tools suits balanced investors seeking moderate yields with steady growth – lower risk than speculative plays.
For current median prices, see our Tools price data.
Investment data sourced from CoreLogic, REIV, and SQM Research. Yields calculated on Q1 2026 median prices and current rental listings. Past performance does not guarantee future returns.
