Armidale at a glance
24,519
People
No data
Median sale
$463/wk
Median rent
No data
Suburb gross yield
$680,000–$730,000
For sale
Asking range
4
Bedrooms
4
Bathrooms
2
Car spaces
771 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
$680,000–$730,000
Asking range · $882/m² of land
No recorded sale for this property.
Armidale at a glance
24,519
People
No data
Median sale
$463/wk
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$28,879 on top of the price (4.2% 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.
Pre-filled with Armidale'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 $463/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 3.5%. 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
Armidale at a glance
24,519
People
No data
Median sale
$463/wk
Median rent
No data
Suburb gross yield
Listing material
Listed by Professionals ArmidaleRarely does a property come along that truly stands apart, and 13 Turner Street is exactly that.
Built from solid double brick in a striking round design, this unique home offers versatile living across two levels — ideal for families, professionals working from home, or those simply seeking something different from the everyday. The house is designed for superior energy efficiency and makes it easier to maintain a stable indoor temperature.
Freshly painted inside and out across both residences, the property presents beautifully and is ready to move straight into.
Positioned less than 1km from New England Girls' School, Armidale Secondary College, and Martins Gully Public School, this is an outstanding location for families wanting quality schooling options right on their doorstep.
Upstairs, you're welcomed by an inviting entry foyer, crowned by a striking timber-lined pitched ceiling with exposed beams radiating up to a central point, echoing the home's round design. A band of clerestory windows encircles the room below the ceiling line, flooding the space with natural light from every angle.
A staircase with a timber balustrade curves down to the level below, while the circular flow of the entry leads through to two well-proportioned bedrooms, one enjoying the luxury of its own ensuite.
A large office provides the perfect space for those working remotely, while a charming Juliette balcony and cosy wood fire add warmth and character. The modern kitchen comes complete with dishwasher for everyday convenience. Down the spiral staircase, you'll find a sunroom and a laundry fitted with an electric hot water system.
A second, fully self-contained residence, accessed externally, offers two further bedrooms, a bathroom, and its own updated kitchen and laundry, finished with brand new carpets throughout — perfect for extended family, older children, guests seeking their own space, or as a valuable income-earning opportunity. Clever under-stair storage makes the most of every inch available.
Outside, the entertaining options are endless. Relax on the back patio, or step down into the private sunken entertaining area — a wonderful spot to unwind away from the street, surrounded by established trees and garden.
A garden shed offers handy extra storage, and a double carport keeps vehicles covered year-round. Uninterrupted district views complete the picture from this rare and versatile home.
With both residences occupied, the property is estimated to attract a combined rental return of up to $870 per week in its current condition.
Homes with this much individuality and flexibility don't come up often, if you're searching for something that breaks the mould, 13 Turner Street deserves a look!
* We have obtained all information in this document from sources we believe to be reliable; however, we cannot guarantee its accuracy. Prospective purchasers are advised to carry out their own investigations.*
Listing description written by Julie Schaefer, Professionals Armidale — reproduced as published, not verified by Districts.