East Tamworth at a glance
5,270
People
$760,000
Median sale
$520/wk
Median rent
3.56%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
NSW › East Tamworth › Upper St
$1,250,000
Last sold
23 May 2025
5
Bedrooms
3
Bathrooms
2
Car spaces
2,267 m²
Land
278 m²
Building
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
$1,250,000
23 May 2025 · derived via latest_sale
Local land rate: recorded House sales in East Tamworth (last 5 years) with land size have a median of $1,034/m² of land (n=35). Districts calculation from recorded sales — not a valuation.
East Tamworth at a glance
5,270
People
$760,000
Median sale
$520/wk
Median rent
3.56%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
Vs East Tamworth
+64.5%
Median sale
Suburb $760,000
-1.40 pp
Gross yield
Suburb 3.56%
Suburb median $760,000 from 35 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Tamworth Regional Local Environmental Plan 2010
Zone
General Residential
R1
Jurisdiction
Tamworth
Tamworth, 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 General Residential · R1 (Tamworth Regional Local Environmental Plan 2010). Official parcel area about 2,274 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 $520/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 General Residential · R1 (Tamworth Regional Local Environmental Plan 2010). Official parcel area about 2,274 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 General Residential · R1 (Tamworth Regional Local Environmental Plan 2010). Official parcel area about 2,274 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 2,274 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.
Nearby
Area
East Tamworth at a glance
5,270
People
$760,000
Median sale
$520/wk
Median rent
3.56%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Southwell PropertyAuction Location: Online Timed Auction
Perched high in one of Tamworth's most peaceful pockets, this cherished 1930s home offers an extraordinary lifestyle that's hard to find—and even harder to forget.
Full of warmth, light and timeless character, this elevated beauty is set on a sprawling 2267m² block with panoramic views, established gardens, and a backyard straight out of a storybook.
Inside, you'll find 5 bedrooms, 3 bathrooms (plus 4 toilets), 2 carports, two generous living rooms, a sunny toy room/sunroom, and a separate studio perfect for an art space, band room, or large home office.
The kitchen is a dream for home chefs and entertainers alike—boasting gas cooking, a walk-in pantry, a second full pantry, and an abundance of storage. There's room for everything here—and then some. The large dining area completes the heart of this spacious home.
The main bedroom is a peaceful retreat, with walk-in robe, ensuite, and an adjoining room perfect as a nursery, home office or creative studio. French doors open directly onto the golden timber verandah, where you'll catch breathtaking views over Tamworth.
Freshly painted throughout with brand new flooring, blinds, fans, and lighting, the home is full of updates while staying true to its heritage charm. Comfort is year-round with zoned underfloor gas heating, ducted evaporative cooling, and two split system air conditioners.
Step outside to a huge paved entertaining area, a sweet garden patio, and a non-functional pool ready for reinvention. The expansive backyard also includes fruiting mandarin, orange, olive and pear trees, and a peaceful, English-country-garden vibe.
While the pool and tennis court have reached their use-by date, the property is positioned perfectly for the direction you might choose to take it. Large shed, potential subdivision or development using the access from Varley Ave. New infinity-edge pool off the existing entertaining area. One thing is for sure... with dual street frontage, over half an acre of land plus a substantial existing home, 102 Upper Street is poised to become a market leading residence in blue ribbon East Tamworth.
________________________________________
Features You'll Love:
• 5 bedrooms | 3 bathrooms | 4 toilets | 2 carports
• Main bedroom with walk-in robe, ensuite + attached nursery/study/art room
• Two generous living areas + sunroom with French doors
• Large separate studio for art, music, work or hobbies
• Front verandah with golden timber floors & sweeping views
• Kitchen with walk-in butler's pantry, gas stove, dishwasher & tonnes of storage
• Zoned underfloor gas heating, ducted air cooling + 2 split systems
• Freshly painted interiors, new flooring, blinds, fans & lights
• Huge 2267m² block with tennis court, garden patio & non-functional pool
• Established trees including mulberry, olive, mandarin, orange & pear
• Double driveway, rear lane access, peaceful setting, and endless charm
________________________________________
Location Highlights:
• Tamworth CBD just 1.7km away – approx. 4 min drive
• Calrossy Anglican School – 700m
• St Nicholas Primary School - 800m
• Tamworth Public School – 1.28km
• Close to parks, local cafés, and everyday essentials
________________________________________
This is more than a home—it's a rare Tamworth treasure. Deeply loved and beautifully kept, it's ready for its next chapter.
Online timed Auction on 22nd May at 1pm via realtair: https://buy.realtair.com/properties/166457
Listing description written by Stuart Southwell, Southwell Property — reproduced as published, not verified by Districts.