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 › Carmichael Ave
$690,000–$740,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
1
Car spaces
601 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
$690,000–$740,000
Asking range · $1,148/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
Based on the low end of the asking range, not a contract price.
$29,329 on top of the price (4.3% 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.
Based on the low end of the asking range, not a contract price.
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 TamworthPositioned in East Tamworth, 13 Carmichael Avenue presents a practical and flexible home with generous proportions, multiple living areas and excellent appeal for first-home buyers, families or investors seeking space in a well-regarded location. With a quiet setting, school zoning for Tamworth Public School, and convenient access to parks and public transport, this property offers lifestyle and location in one.
Key Features
• 4 bedrooms, all with built-ins
• 2 bathrooms across a versatile split-level layout
• Multiple living areas ideal for families, guests or teenagers
• Downstairs rumpus/games room plus additional living area
• Functional kitchen with electric cooktop, dishwasher + breakfast bar
• Elevated dining/living area capturing a pleasant outlook
• Front courtyard for outdoor entertaining plus spacious backyard
• Single garage with internal access
• Rental appraisal: $520-$570 p/week
• Council Rates approx. $3,500 p/a
The kitchen is centrally positioned with practical storage, electric cooking, dishwasher and a breakfast bar connecting easily to the dining and living spaces. The upper-level living and dining area enjoys a lovely aspect, while the additional downstairs areas provide flexibility for a rumpus room, games area, second lounge or potential teenage retreat.
Accommodation includes four well-sized bedrooms, each with built-ins, creating a functional layout for families, tenants or shared living arrangements. With two bathrooms across the home, the property offers added convenience and practicality for busy households.
Outside, the front courtyard provides a private space for entertaining or enjoying the morning sun, while the backyard adds further room for children, pets or future landscaping. The single garage offers secure parking and storage, completing a home that is both functional and flexible.
With its East Tamworth location, generous layout and strong lifestyle appeal, this is a property with plenty of opportunity for buyers wanting space, convenience and long-term value. Don't miss your chance-book your inspection with Partner Now Property today.
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 Tania Clare, Partner Now Property Tamworth — reproduced as published, not verified by Districts.
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