Tumut at a glance
6,565
People
$527,500
Median sale
$412/wk
Median rent
4.06%
Suburb gross yield
Median sale from 90 recorded sales (last 12 months) — a Districts calculation.
$460,000
Last sold
26 May 2026
3
Bedrooms
1
Bathrooms
1
Car spaces
674 m²
Land
Districts View
No detected risks — but see the checklist: absence of evidence is not an all-clear.
No verification items generated for this record.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Last sold
$460,000
26 May 2026 · derived via latest_sale
Local land rate: recorded House sales in Tumut (last 5 years) with land size have a median of $590/m² of land (n=145). Districts calculation from recorded sales — not a valuation.
Tumut at a glance
6,565
People
$527,500
Median sale
$412/wk
Median rent
4.06%
Suburb gross yield
Median sale from 90 recorded sales (last 12 months) — a Districts calculation.
Vs Tumut
-12.8%
Median sale
Suburb $527,500
+0.60 pp
Gross yield
Suburb 4.06%
Suburb median $527,500 from 90 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Tumut Local Environmental Plan 2012
Zone
Medium Density Residential
R3
Jurisdiction
Snowy Valleys
Snowy Valleys, NSW
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
The official layer was queried and no heritage listed area was detected on this parcel (NSW ePlanning Spatial Viewer, retrieved 31 Aug 2026). Mapped layers change — this is the strongest all-clear Districts can give, not a certificate.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
NSWZoned Medium Density Residential · R3 (Tumut Local Environmental Plan 2012). Official parcel area about 676 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. If the dual occupancy pathway survives a planner’s check, this lot can outperform a same-suburb house that is hold-as-is only. That is not a forecast. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $412/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Verdict
Districts view
This looks more compelling as a land / capital-growth play than a pure yield play — if the dual occupancy pathway survives a planner’s check.
Detail
Zoned Medium Density Residential · R3 (Tumut Local Environmental Plan 2012). Official parcel area about 676 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Achieved rent for this address has not been inferred. Gross yield on advertising copy is not the deal.
Nearby DA pipeline is unknown, so neighbourhood change is not in this verdict.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned Medium Density Residential · R3 (Tumut Local Environmental Plan 2012). Official parcel area about 676 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Nearby development pipeline
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
KnownmediumOfficial parcel about 676 m² — land size can look like optionality. No material overlays were returned that would explain a discount. That is not proof the price is fair. Nearby DAs, easements, and flood-layer gaps can still explain a cheap-looking listing — those are not all loaded.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownNo DA adapter returned applications for this parcel.
Statutory land value versus ask
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Area
Tumut at a glance
6,565
People
$527,500
Median sale
$412/wk
Median rent
4.06%
Suburb gross yield
Median sale from 90 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by PRD TumutPositioned in one of Tumut's most convenient and tightly held streets, 10 Howick Street presents an exceptional opportunity to secure a well-maintained home offering comfort, space and long-term value. Set on a generous approx. 674m² block, this property effortlessly caters to families, owner-occupiers and investors alike.
From the moment you arrive, the home's welcoming street presence is complemented by significant recent improvements, ensuring peace of mind and modern appeal. The home features a fully replaced Colourbond roof, along with a complete internal refresh including fresh paint throughout and updated flooring, creating a clean, contemporary feel that allows buyers to move straight in with confidence.
Inside, you are greeted by a light-filled and functional layout designed for easy everyday living. The open-plan living and dining area enjoys an abundance of natural light and provides a relaxed space to unwind or entertain, seamlessly connecting to the practical kitchen.
The kitchen is thoughtfully designed with ample bench and cupboard space, a gas cooktop, double sink and excellent functionality - ideal for both busy households and those who enjoy cooking at home.
Accommodation is well-considered, with three generously sized bedrooms, all featuring built-in wardrobes and ceiling fans for year-round comfort. The centrally located bathroom includes an oversized shower and is complemented by a separate toilet for added convenience. Reverse-cycle air-conditioning ensures comfort in all seasons.
Step outside to discover a spacious, fully usable backyard, complete with established trees that provide shade and privacy. This outdoor space offers plenty of room for children and pets, future extensions, or simply enjoying relaxed afternoons outdoors. Rear vehicle access, a single carport, and a garden shed further enhance the home's practicality and storage options.
One of the standout features of this property is its exceptional location. Just moments from Tumut's main shopping strip, cafes, schools, parks and essential services, everything you need is within easy reach - making daily life convenient and stress-free.
For investors, the property is currently tenanted at $440 per week until April 2026, providing immediate rental income and long-term security. For future owner-occupiers, this offers the ideal chance to plan ahead while securing a quality home now.
Premiere Features:
- Three good size bedrooms, all with built in robes and ceiling fans
- Centrally located bathroom with an oversized shower, toilet and basin
- Kitchen with ample storage and bench space, gas cooktop and double sink
- Open plan dining area directly off the kitchen
- Sun filtered lounge positioned to the front of the plan and serviced by reverse cycle air conditioning and a ceiling fan
- Laundry positioned to the rear with ample storage
- Timber flooring and picture railings throughout
- Single carport
- Vehicle access to the rear yard
- Garden shed
- Good size rear and front yard with established trees
- Current rental assessment $440-$450 per week
- Approximate 674m² allotment
Do not miss your opportunity to secure this well maintained three bedroom family home, offering both simplicity and convenience. Call today to book your inspection!
Listing description written by Jed Masters, PRD Tumut — reproduced as published, not verified by Districts.