StratMap Picks: Yield Leaders: The Cashflow Edition (2026 Q3 draft preview)

Draft picks awaiting James Thompson's review. Not published guidance. The ranking below is a machine pass over the evidence. James reviews, reorders, and writes the strategist view before an edition is published.

How to read this report. Each market card opens with its four headline numbers, then six score bars showing where it is strong and where it is not. The suburb table underneath is where you shortlist: every suburb links to its own report or preview, and every number states its source and period. Read one card or all of them; the ranking is the same disclosed math either way.

Every buy band on one line

Each bar is that market's middle-half price band. Click a bar to jump to its card.

#1Campaspe Shire

$440k to $555k

#2Warrnambool

$650k to $655k

#3Wellington

$405k to $525k

#4Baw Baw Shire

$630k to $680k

#5Albury Wodonga

$615k to $725k

#6Bendigo

$590k to $675k

#7Colac Otway Shire

$500k to $850k

#8Cardinia Shire

$755k to $910k

$405k$910k

How these were picked: the six questions and the scoring

Each market is scored on six questions. Every question is a number from the report grid; every value on this page carries its source and period underneath it.

How many suburbs a working budget reaches. We count ladder suburbs with a house median at or under $900,000, the budget band most of our clients buy in.
What yield the buy band pays. The median gross house yield across the middle of each ladder (the P25 to P75 price slice).
Whether the run has already happened. A low 5 year average with positive 1 year momentum scores higher than a big 5 year number that is already banked.
How tight rentals are. The median house vacancy rate across the ladder.
The shape of the local economy. Gross regional product and the unemployment rate.
How deep the market is. Suburb count and 12 month house sales volume.

This edition ranks by in-band gross yield, highest first, among markets whose median vacancy across the ladder is 2.5 percent or lower. It is a different, equally disclosed rule from the six-question composite; the six scores are still shown per market.

Each question is scaled 0 to 1 across the 36-LGA corpus and the six scores are averaged with equal weight. The rank is that average, highest first. The profitable-sales figure is shown where captured but not scored, because only 8 of the 36 markets carry it.

This edition draws from the full tracked corpus, ranked by in-band gross yield among markets with a median vacancy at or under 2.5%.

Campaspe Shire

VIC

six question
score / 10

$440,000 to $555,000

buy band

5.300000000000001%

yield in band

0.4%

vacancy

526

sales 12m

Rethink Residential research compilation, 12 months to July 2026

Budget fit1.4

Yield9.8

Timing5.2

Rentals10

Economy4.9

Depth1.3

The six questions, scored 0 to 10 against every tracked market. Longer bar = stronger on that question.

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
4 of 4 suburbs at or under $900,000 Rethink Residential research compilation, 12 months to July 2026	5.300000000000001% median in-band house yield Rethink Residential research compilation, 12 months to July 2026	1yr median 7.5% 5yr average 8.5% Rethink Residential research compilation, 12 months to July 2026	0.4% median 4 suburbs with data Rethink Residential research compilation, 12 months to July 2026	GRP $2.926B unemployment 3% profitable sales: not captured for this LGA Rethink Residential research compilation, 12 months to July 2026	4 suburbs 526 house sales, 12 months Rethink Residential research compilation, 12 months to July 2026

In-band suburbs (inside the buy band above). Suburbs with a full report link through.

In-band suburb	Median	Yield	Vacancy	Rent pw	Rent 12m
Rochester	$460,000	5.7%	0%	$450	0%
Kyabram	$530,000	4.9%	1.3%	$468	4%

DRAFT for James: 4 of 4 ladder suburbs sit at or under $900,000, in-band yield 5.300000000000001%, 1yr growth median 7.5% against a 5yr average of 8.5%, vacancy median 0.4%.

Open the Campaspe Shire LGA report

Warrnambool

VIC

six question
score / 10

$650,000 to $655,000

buy band

yield in band

1.4500000000000002%

vacancy

605

sales 12m

Rethink Residential research compilation, 12 months to July 2026

Budget fit0.7

Yield8.6

Timing6.1

Rentals7.5

Economy6

Depth1.3

The six questions, scored 0 to 10 against every tracked market. Longer bar = stronger on that question.

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
2 of 2 suburbs at or under $900,000 Rethink Residential research compilation, 12 months to July 2026	5% median in-band house yield Rethink Residential research compilation, 12 months to July 2026	1yr median 12% 5yr average 9% Rethink Residential research compilation, 12 months to July 2026	1.4500000000000002% median 2 suburbs with data Rethink Residential research compilation, 12 months to July 2026	GRP $3.2B unemployment 1.7% profitable sales: not captured for this LGA Rethink Residential research compilation, 12 months to July 2026	2 suburbs 605 house sales, 12 months Rethink Residential research compilation, 12 months to July 2026

In-band suburbs (inside the buy band above). Suburbs with a full report link through.

In-band suburb	Median	Yield	Vacancy	Rent pw	Rent 12m
Warrnambool	$650,000	5%	1.8%	$600	7%

DRAFT for James: 2 of 2 ladder suburbs sit at or under $900,000, in-band yield 5%, 1yr growth median 12% against a 5yr average of 9%, vacancy median 1.4500000000000002%.

Open the Warrnambool LGA report

Wellington

VIC

six question
score / 10

$405,000 to $525,000

buy band

yield in band

1.6%

vacancy

812

sales 12m

Rethink Residential research compilation, 12 months to March 2026

Budget fit2.4

Yield8.6

Timing4.4

Rentals7.2

Economy4.7

Depth2.3

The six questions, scored 0 to 10 against every tracked market. Longer bar = stronger on that question.

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
7 of 7 suburbs at or under $900,000 Rethink Residential research compilation, 12 months to March 2026	5% median in-band house yield Rethink Residential research compilation, 12 months to March 2026	1yr median 3% 5yr average 8% Rethink Residential research compilation, 12 months to March 2026	1.6% median 7 suburbs with data Rethink Residential research compilation, 12 months to March 2026	GRP $5.134B unemployment 4.1% profitable sales: not captured for this LGA Rethink Residential research compilation, 12 months to March 2026	7 suburbs 812 house sales, 12 months Rethink Residential research compilation, 12 months to March 2026

In-band suburbs (inside the buy band above). Suburbs with a full report link through.

In-band suburb	Median	Yield	Vacancy	Rent pw	Rent 12m
Heyfield	$410,000	5.3%	1.9%	$410	11%
Maffra	$472,000	5.1%	1.9%	$430	2%
Rosedale	$522,000	4.9%	1.6%	$480	4%
Sale	$525,000	4.9%	2.4%	$500	4%

DRAFT for James: 7 of 7 ladder suburbs sit at or under $900,000, in-band yield 5%, 1yr growth median 3% against a 5yr average of 8%, vacancy median 1.6%.

Open the Wellington LGA report

Baw Baw Shire

VIC

six question
score / 10

$630,000 to $680,000

buy band

4.5%

yield in band

1.9500000000000002%

vacancy

1,224

sales 12m

Rethink Residential research compilation, 12 months to July 2026

Budget fit2.1

Yield6.7

Timing5.9

Rentals6.3

Economy8.5

Depth2.8

The six questions, scored 0 to 10 against every tracked market. Longer bar = stronger on that question.

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
6 of 6 suburbs at or under $900,000 Rethink Residential research compilation, 12 months to July 2026	4.5% median in-band house yield Rethink Residential research compilation, 12 months to July 2026	1yr median 6% 5yr average 5% Rethink Residential research compilation, 12 months to July 2026	1.9500000000000002% median 6 suburbs with data Rethink Residential research compilation, 12 months to July 2026	GRP not captured unemployment 2.7% profitable sales: not captured for this LGA Rethink Residential research compilation, 12 months to July 2026	6 suburbs 1,224 house sales, 12 months Rethink Residential research compilation, 12 months to July 2026

In-band suburbs (inside the buy band above). Suburbs with a full report link through.

In-band suburb	Median	Yield	Vacancy	Rent pw	Rent 12m
Longwarry	$630,000	4.6%	1%	$550	6%
Yarragon	$631,000	4.4%	2.2%	$510	-2%
Drouin	$661,250	4.5%	1.8%	$570	8%

DRAFT for James: 6 of 6 ladder suburbs sit at or under $900,000, in-band yield 4.5%, 1yr growth median 6% against a 5yr average of 5%, vacancy median 1.9500000000000002%.

Open the Baw Baw Shire LGA report

Albury Wodonga

VIC

six question
score / 10

$615,000 to $725,000

buy band

4.45%

yield in band

1.4%

vacancy

1,808

sales 12m

Rethink Residential research compilation, 12 months to April 2026

Budget fit3.8

Yield6.5

Timing5.4

Rentals7.7

Economy4.1

Depth4.1

The six questions, scored 0 to 10 against every tracked market. Longer bar = stronger on that question.

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
11 of 12 suburbs at or under $900,000 Rethink Residential research compilation, 12 months to April 2026	4.45% median in-band house yield Rethink Residential research compilation, 12 months to April 2026	1yr median 10% 5yr average 10% Rethink Residential research compilation, 12 months to April 2026	1.4% median 12 suburbs with data Rethink Residential research compilation, 12 months to April 2026	GRP $5.253B unemployment 4.9% profitable sales: not captured for this LGA Rethink Residential research compilation, 12 months to April 2026	12 suburbs 1,808 house sales, 12 months Rethink Residential research compilation, 12 months to April 2026

In-band suburbs (inside the buy band above). Suburbs with a full report link through.

In-band suburb	Median	Yield	Vacancy	Rent pw	Rent 12m
Lavington	$618,500	4.5%	2.2%	$520	8%
Wodonga	$622,250	4.4%	1.1%	$550	10%
West Wodonga	$630,000	4.5%	1.2%	$550	6%
Baranduda	$680,000	4.3%	0.5%	$630	9%
Thurgoona	$720,000	4.5%	1.7%	$610	5%

DRAFT for James: 11 of 12 ladder suburbs sit at or under $900,000, in-band yield 4.45%, 1yr growth median 10% against a 5yr average of 10%, vacancy median 1.4%.

Open the Albury Wodonga LGA report

Bendigo

VIC

six question
score / 10

$590,000 to $675,000

buy band

4.3%

yield in band

1.6%

vacancy

2,387

sales 12m

Rethink Residential research compilation, 12 months to June 2026

Budget fit8.3

Yield5.9

Timing6.2

Rentals7.2

Economy5.6

Depth5.8

The six questions, scored 0 to 10 against every tracked market. Longer bar = stronger on that question.

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
24 of 25 suburbs at or under $900,000 Rethink Residential research compilation, 12 months to June 2026	4.3% median in-band house yield Rethink Residential research compilation, 12 months to June 2026	1yr median 10% 5yr average 7% Rethink Residential research compilation, 12 months to June 2026	1.6% median 22 suburbs with data Rethink Residential research compilation, 12 months to June 2026	GRP $10.96B unemployment 3.9% profitable sales: not captured for this LGA Rethink Residential research compilation, 12 months to June 2026	25 suburbs 2,387 house sales, 12 months Rethink Residential research compilation, 12 months to June 2026

In-band suburbs (inside the buy band above). Suburbs with a full report link through.

In-band suburb	Median	Yield	Vacancy	Rent pw	Rent 12m
Kangaroo Flat	$591,500	4.4%	0.8%	$530	10%
Flora Hill	$613,750	4.3%	1.6%	$490	4%
Bagshot	$635,000	4.1%	n/a	n/a	n/a
Huntly	$640,500	4.3%	2.7%	$530	2%
Epsom	$658,750	4.3%	1.1%	$570	7%

DRAFT for James: 24 of 25 ladder suburbs sit at or under $900,000, in-band yield 4.3%, 1yr growth median 10% against a 5yr average of 7%, vacancy median 1.6%.

Open the Bendigo LGA report

Colac Otway Shire

VIC

six question
score / 10

$500,000 to $850,000

buy band

4.3%

yield in band

vacancy

315

sales 12m

Rethink Residential research compilation, 12 months to June 2026

Budget fit1

Yield5.9

Timing5.4

Rentals6.2

Economy5.2

Depth0.4

The six questions, scored 0 to 10 against every tracked market. Longer bar = stronger on that question.

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
3 of 3 suburbs at or under $900,000 Rethink Residential research compilation, 12 months to June 2026	4.3% median in-band house yield Rethink Residential research compilation, 12 months to June 2026	1yr median 4% 5yr average 5% Rethink Residential research compilation, 12 months to June 2026	2% median 3 suburbs with data Rethink Residential research compilation, 12 months to June 2026	GRP $2B unemployment 2% profitable sales: not captured for this LGA Rethink Residential research compilation, 12 months to June 2026	3 suburbs 315 house sales, 12 months Rethink Residential research compilation, 12 months to June 2026

In-band suburbs (inside the buy band above). Suburbs with a full report link through.

In-band suburb	Median	Yield	Vacancy	Rent pw	Rent 12m
Colac	$500,000	5%	2%	$490	11%
Elliminyt	$695,000	4.3%	0%	$530	6%
Apollo Bay	$850,000	3.5%	5.2%	$545	-1%

DRAFT for James: 3 of 3 ladder suburbs sit at or under $900,000, in-band yield 4.3%, 1yr growth median 4% against a 5yr average of 5%, vacancy median 2%.

Open the Colac Otway Shire LGA report

Cardinia Shire

VIC

six question
score / 10

$755,000 to $910,000

buy band

4.199999999999999%

yield in band

0.7%

vacancy

2,047

sales 12m

Rethink Residential research compilation, 12 months to August 2026

Budget fit2.1

Yield5.5

Timing6.1

Rentals9.3

Economy5

Depth4.2

The six questions, scored 0 to 10 against every tracked market. Longer bar = stronger on that question.

See the evidence behind each score

In-budget depth	Yield at band	Has the run happened	Vacancy	LGA economy	Market depth
6 of 8 suburbs at or under $900,000 Rethink Residential research compilation, 12 months to August 2026	4.199999999999999% median in-band house yield Rethink Residential research compilation, 12 months to August 2026	1yr median 7% 5yr average 5% Rethink Residential research compilation, 12 months to August 2026	0.7% median 8 suburbs with data Rethink Residential research compilation, 12 months to August 2026	GRP $7.08B unemployment 4.1% profitable sales: not captured for this LGA Rethink Residential research compilation, 12 months to August 2026	12 suburbs 2,047 house sales, 12 months Rethink Residential research compilation, 12 months to August 2026

In-band suburbs (inside the buy band above). Suburbs with a full report link through.

In-band suburb	Median	Yield	Vacancy	Rent pw	Rent 12m
Lang Lang	$755,000	4.3%	0%	$640	2%
Officer	$755,000	4.3%	1.7%	$600	2%
Cockatoo	$850,000	4.1%	2.3%	$600	5%
Bunyip	$887,500	3.9%	0%	$560	0%

DRAFT for James: 6 of 8 ladder suburbs sit at or under $900,000, in-band yield 4.199999999999999%, 1yr growth median 7% against a 5yr average of 5%, vacancy median 0.7%.

Open the Cardinia Shire LGA report

James Thompson
Licensed Buyers Agent
Rethink Residential
Reviewing strategist for the StratMap picks editions. This draft has not yet been reviewed.

Other editions: Top Picks · Cheapies with Prospects · Melbourne Metro: Top 5 Markets · Regional Victoria: Top 5 Markets · Queensland: Top Markets · Cheapies with Prospects: Regional Edition · Premium Markets: One Million Plus
Rather filter than read? Find your areas by your own numbers across every market these editions draw from.

Evidence: the Rethink Residential research compilation of licensed market data; periods as labelled per value.
This page ranks markets on stated evidence. It is research, not a recommendation to buy in any market or any suburb. The figures describe what the data shows for the periods stated; they are not forecasts or guarantees. Your accountant owns tax and structure, your broker owns lending and serviceability, and a licensed buyers agent owns property selection once a market is chosen.
StratMap Picks, 2026 Q3. Draft preview, not for distribution until reviewed.