West Tamworth at a glance
5,899
People
$420,000
Median sale
$440/wk
Median rent
5.45%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
NSW › West Tamworth › Goonoo Goonoo Rd
$1,175,000
For sale
Asking
10
Bedrooms
4
Bathrooms
20
Car spaces
4,377 m²
Land
Districts View
No upside evidence detected in the data Districts holds for this lot.
No detected risks — but see the checklist: absence of evidence is not an all-clear.
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
Asking
$1,175,000
Asking · $268/m² of land
No recorded sale for this property.
West Tamworth at a glance
5,899
People
$420,000
Median sale
$440/wk
Median rent
5.45%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
Vs West Tamworth
+179.8%
Median sale
Suburb $420,000
-3.50 pp
Gross yield
Suburb 5.45%
Suburb median $420,000 from 18 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$51,154 on top of the price (4.4% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: New South Wales schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Pre-filled with West Tamworth's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
Planning
Planning data is being calculated
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.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
NSWPlanning layers have not been retrieved for this property yet. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” 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 $440/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.
Gross yield if leased at the suburb aggregate is 1.9%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
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.
1 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
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?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). 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
UnknownDevelopment applications have not been queried 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
West Tamworth at a glance
5,899
People
$420,000
Median sale
$440/wk
Median rent
5.45%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Dotcom Property SalesAn exciting opportunity is offered with this substantial two-storey building positioned on a generous 4,300m² (approx.) parcel of dual-zoned land (R1 General Residential & RE2 Private Recreation) in one of Tamworth’s most prominent and highly visible locations.
Known as The Bunkhouse, the property was originally constructed as five squash courts, with two courts converted into shared budget accommodation. The building has historically operated as bunkhouse-style accommodation for up to approximately 60 occupants. To continue use as accommodation, refurbishment and upgrading would be required to meet current standards, presenting an opportunity for buyers to enhance and revitalise the property for this purpose.
Alternatively, the property offers flexibility for a range of other uses (STCA), including:
- Medical
- Gym or fitness centre
- Place of worship
- Office or consulting rooms
- Community or recreational use
- Childcare centre
- Crisis accommodation facility
The substantial two-storey structure provides expansive internal areas, while the generally level and accessible site offers extensive on-site parking and excellent exposure to the busy Goonoo Goonoo Road, ensuring strong accessibility and visibility.
The property is further enhanced by a scenic mountain backdrop, creating an attractive setting for both commercial and community-focused uses.
Key Features:
- Approx. 4,300m² landholding
- Dual zoning: R1 General Residential & RE2 Private Recreation
- Substantial two-storey building
- Bunkhouse-style accommodation (refurbishment required to continue use)
- Multiple alternative use options (STCA)
- Extensive on-site parking
- Prominent Goonoo Goonoo Road frontage
- Scenic mountain outlook
This is a rare opportunity to secure a large, adaptable property with strong refurbishment or repurposing potential (STCA) in a high-profile Tamworth location.
Disclaimer:
All information contained herein is provided for general information purposes only and does not constitute an offer or representation. While care has been taken, no warranty is given by the owner or agent as to the accuracy or completeness of the information. Interested parties must rely on their own enquiries and professional advice in relation to the property, approvals and suitability for any intended use.
Listing description written by Michal Ciereszko, Dotcom Property Sales — reproduced as published, not verified by Districts.
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