Tamworth at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › Tamworth › Manilla Rd
$3,650,000
For sale
Asking
4
Bedrooms
2
Bathrooms
5
Car spaces
829,605.567 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
$3,650,000
Asking · $4/m² of land
No recorded sale for this property.
Tamworth at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$186,629 on top of the price (5.1% 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.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
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.
0 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
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
Tamworth at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by Partner Now Property Tamworth'Lomia' is the perfect next step for the family, with a grand modern home on over 200 acres. Families large and small will not be disappointed with the spaciousness and grandeur of the home which capitalises on expansive views. Four large bedrooms all boast great views, and your comfort and convenience is ensured, with the bult-in wardrobes, ceiling fans and split system air conditioners. The master suite offers a king size bedroom, large walk-in wardrobe, and a high spec ensuite with stone benchtops with dual vanities, large contemporary tiles to the ceiling and a spacious shower. The high spec main bathroom features both large bathtub and shower, with the house also offering an additional powder room.
You are spoilt for choice with both internal and external living space, this is sure to be the destination of choice for all your family and friends. Inside you have both formal lounge room and open plan living that both captivate stunning and soaring views over the rolling hills. The home has numerous split system air conditioners providing the comfort of heating and cooling in every room. Head on outside and you will find the alfresco, overlooking the pool and the picturesque views, which is the perfect place to entertain and enjoy regardless of the occasion. This architecturally designed home is solar passive offering natural light, and consideration to climate.
Situated on 205 acres of mostly red and brown basalt soils you have approximately 100 acres of established lucerne, 45 acres of cultivation ready for a winter crop and the balance made up of native pastures you get the best of both worlds of having livestock and cropping land. The recently updated fencing it is in excellent condition comprising of hinge joint and barb, ready for livestock and is already established with steel sheep and cattle yards. Equipped with a solar bore that services troughs in all seven paddocks and three dams your water needs are well taken care of. Offering both a large 30m x 16m machinery/hay shed and a 70-tonne silo all your infrastructure is already in place.
If you are looking for the rural lifestyle in addition to all of the conveniences of being close to town, this is the property for you. The home provides all the modern comforts and features that you could ask for while still being able to enjoy the rural lifestyle.
Located on Tamworth's doorstep it's a unique opportunity to have acreage while still in town and only a 10-minute drive to the CBD. This block provides exceptional space and privacy and ample options for all different lifestyle choices.
- 7 Paddocks with water supply
- 205 acres of mostly arable land
- Three bay machinery shed and three bay lock up shed
- 100,000L rainwater tanks & solar bore
- Steel sheep and cattle yards
* This information has been prepared to assist solely in the marketing of this property. Whilst all care has been taken to ensure the information provided herein is correct, we do not take responsibility for any inaccuracies. Accordingly, all interested parties should make their own enquiries to verify the information.
Listing description written by Damien Smith, Partner Now Property Tamworth — reproduced as published, not verified by Districts.