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You can't judge Carlton on the yield of 3% for units in the past 10 years - that includes the obscene amount of crappy student units. Last 2BR I saw in Feb was advertised for $550+ and sold for $630K

Or even try well located in North Fitzroy and Northcote. For a desirable one it will cost $400-$450 though I think. Same with Richmond. Not sure about South Yarra but it has more high rise so maybe you could get it cheaper due to supply/demand etc. All the good 1BR's I've seen sell in the...