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Mordialloc, VIC - Cashflow & Holding Cost Report

Explore an investment property rental cashflow, ownership costs, tax deductions and depreciation for Mordialloc, Victoria. Use Propmax.com.au’s to forecast repayments, yields, and after-tax cash position over 30 years.
Check Mordialloc Holding Costs
Suburb
Mordialloc, Victoria
Median Price
$1,316,250
Median Weekly Rent
$775
Capital Growth
7.5%
Rental Yield
2.9%
Investment Grade
B
Healthy capital growth, but yield is modest—better for capital-gain focused investors.
Affordability
Expensive
High entry point above metro average, suitable for established investors.
Estimated Holding Cost Before Tax (weekly):
$157/week
Estimated Holding Cost After Tax (weekly):
$427/week
Estimated Holding Cost (annual):
$12,000 – $18,000

Mordialloc: Suburb Profile & Investment Summary

Beachside Mordialloc (City of Kingston) offers strong owner-occupier appeal and tight rental demand, with median prices around $1.316m for houses and $692k for units. Gross yields sit near ~2.9% for houses and ~4.3% for units, reflecting a capital-growth-led market more than an income play. Vacancy across greater Melbourne was ~1.7% in May 2025, indicating a still-tight rental market backdrop. Connectivity is excellent via the Frankston train line and the Mordialloc Freeway (opened 21 Nov 2021), improving access across the south-east.

  • Pros:

    • Beachside lifestyle with strong amenity (pier, SLSC, trails) that underpins long-term demand.
    • Clear transport links: Frankston line to the CBD and new freeway improving road travel times.
    • Units offer comparatively higher yields than houses (~4.3% vs ~2.9%), useful for cash-flow balance.
    • Tight broader-Melbourne vacancy supports rental continuity and rent-growth potential.

  • Cons:

    • High entry price for houses (~$1.3m median) limits affordability and pushes up land tax/holding costs.
    • House yields sub-3% mean negative gearing risk without strong capital growth.
    • Stock can be limited and days-on-market can fluctuate with sentiment, impacting deal flow.
    • Broader Melbourne vacancy has edged up from 2024 levels at times in 2025, which could soften rent growth if sustained.

Mordialloc Sample Cashflow & Holding Cost Report

Let's explore the full cashflow & holding cost report including 30 years cashflow projections, equity growth, depreciation schedules, and tax impact — available below and powered by Propmax.com.au.

This modern 3-bedroom, 2-bathroom townhouse offers a balanced mix of lifestyle appeal and solid investment fundamentals. Purchased at $890,000, the property includes 2 car spaces, a generous 150 sqm layout, and generates a strong $750 per week in rent, reflecting a gross yield of ~4.38%. Positioned in a low-vacancy suburb (1% vacancy rate), the property benefits from excellent rental demand and projected capital growth of 6% p.a.. With annual depreciation claims around $15,520 and ownership under personal name with negative gearing, investors may achieve attractive tax offsets. Additionally, because it’s a townhouse on limited land, land tax exposure is minimal compared to standalone homes.

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Model Property Cashflow, Holding Cost & ROI

Analyse Australian investment properties with 30-year projections across cashflow, holding costs, equity growth and after-tax returns.

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Compare Ownership Structures & Tax Outcomes

See how personal, joint, trust and company ownership structures affect cashflow, deductions and long-term returns under current tax rules.

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  • Model different income splits across owners
  • Visualise impact on deductions and after-tax cashflow
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Compare Ownership Structures & Tax Outcomes screenshot

Stress-Test Rates, Capital Growth & Tax Changes

Explore how changing interest rates, capital growth assumptions and tax settings affect your investment strategy.

  • Model interest rate rises and loan changes
  • Forecast different capital growth scenarios
  • Simulate CGT and policy changes on long-term returns
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Estimate Depreciation, Deductions & Tax Benefits

Calculate depreciation, negative gearing and ownership-specific tax impacts using Australian property rules.

  • ATO-aligned building and fixture depreciation estimates
  • Estimate negative gearing and tax deductions
  • See impact on taxable income and net cashflow
  • Factor in property age, construction cost and low-value pools
Estimate Depreciation, Deductions & Tax Benefits screenshot

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Answers to the most common investor questions about PropMax.

Yes. PropMax includes a free investment property cashflow calculator for Australian investors. Analyse rental income, holding costs, tax outcomes, equity growth and long-term returns with 30-year property projections.
PropMax lets you model 30-year investment property scenarios including rental cashflow, holding costs, loan repayments (IO and P&I), depreciation, equity growth, ROI, CAGR and capital gains outcomes. You can also stress-test rates, growth assumptions and tax changes.
Yes. PropMax lets you compare Personal, Trust, Company and SMSF ownership structures side-by-side. See how ownership affects cashflow, deductions, carried forward losses, tax outcomes and long-term investment performance.
Yes. PropMax can model post-budget tax scenarios including ownership structure impacts, carried forward losses and projected capital gains outcomes. Stress-test how changing tax rules may affect long-term cashflow and exit strategies.
Yes. PropMax includes a visual comparison tool where you can analyse up to three investment properties side-by-side. Compare cashflow, ROI, holding costs, capital growth and after-tax performance across multiple opportunities.
Yes. Export complete property analysis reports as Excel spreadsheets (CSV/XLSX) or polished PDF summaries. Reports include cashflow projections, equity growth, ownership structure comparisons, ROI and tax analysis.
Yes. PropMax estimates building and fixture depreciation, tax deductions, negative gearing effects and ownership-specific tax outcomes. See how deductions and depreciation influence taxable income and after-tax cashflow over time.
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