Marrara NT Property Investment
Darwin · 0812 · Score: 65/100 · Buy
Marrara Short-Term Rental (Airbnb) Market
Marrara NT Investment Brief
BUY — 4.7% gross yield on a $950,000 median.
THE MARKET
Marrara has compounded at 1.9%/yr over 5 years — a house that cost $864,675 in 2021 is worth $950,000 today. Properties are sitting on market for 35 days (roughly balanced conditions). At the same growth rate, today's median reaches $1,043,745 by 2031.
- Median house: $950,000 | Units: $406,855
- Gross yield: 4.7% | Net yield: 3.1%
- 5yr price CAGR: 1.9%/yr | 3yr forecast: 13.5%/yr
- Population: 1,323 | Owner-occupier rate: 63% | Affluence: Above Average
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 2.0% (improving) | Rental demand: High
- Median weekly rent: $850/wk | Days on market: 35 (stable)
- Balanced market — vacancy manageable but monitor trend.
SHORT-TERM RENTAL
- Median nightly rate: $452/night | Occupancy: 40%
- Estimated annual STR gross: ~$66,001/yr
- vs long-term rent: $44,200/yr (+49% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- Darwin City Deal (Under Delivery)
- Transport: Darwin station 8.7km away
BULL CASE
If Marrara maintains 3%+ annual growth and vacancy stays below 1.4%, median prices could reach $1,092,500 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Marrara pull back 10-15% from $950,000, with vacancy rising to 3.6% and rental yields softening as tenants gain leverage.
KEY RISKS
- No significant risk factors identified for this suburb
COMPARABLE MARKETS
- Ludmilla (NT): $881,000 median, 4.1% yield, 8.2% 1yr growth
- Berrimah (NT): $775,000 median, 6.0% yield, -0.0% 1yr growth
- Ross (NT): $866,699 median, 2.0% yield, 0.0% 1yr growth
THE PLAY
Marrara presents a compelling investment opportunity. The combination of solid fundamentals and high rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 4.7% and prioritise properties with value-add potential. Consider timing entry around the current recovery phase of the market cycle.
- Entry range: $855,000 – $1,045,000
- Minimum gross yield to target: 5.0%
- Watch signal: vacancy dropping below 2% and days on market falling below 35
This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.
Gentrification Index
Growth Forecast
low confidenceBasis: 5yr CAGR 1.9% + 10yr CAGR 4.3%
- +Low rental vacancy (2.0%) — constrained supply
- −Population decline (-0.2%/yr) — demand headwind
- −High supply pipeline (549 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-04
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
175
2020
95
2021
65
2022
140
2023
74
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 0812
Decile 4 of 10 — Average
Population
18,634
Education (IEO)
6/10
Econ. Resources (IER)
4/10
10-Year Investment Projection
Modelled on Marrara NT data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $850/wk median rent for Marrara. Capital growth and rent increase are editable assumptions.
Nearby Suburbs
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Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.