Tamworth at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
NSW › Tamworth › Evesham Circuit
$980,000–$1,040,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
923 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
$980,000–$1,040,000
Asking range · $1,062/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Tamworth (last 5 years) with land size have a median of $878/m² of land (n=54). Districts calculation from recorded sales — not a valuation.
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.
$42,379 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
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Partner Now Property TamworthSet within the Meadows residential estate in North Tamworth, 16 Evesham Circuit is a David Bright-built residence designed with a clear focus on space, specification and long-term functionality. The four-bedroom floorplan provides excellent separation between the main suite and secondary accommodation, supported by multiple living areas, a substantial open-plan family area, and direct connection to the covered alfresco. A substantial fireplace forms an impressive feature within the home, complemented by a 13kW solar system and ducted air conditioning throughout.
• David Bright-built four-bedroom residence
• Main suite privately positioned at the rear with walk-in robe + ensuite
• Three additional bedrooms grouped within a separate accommodation wing
• 3-way main bathroom + additional toilet accessed via the alfresco
• Expansive open-plan living and dining + second living area
• Ducted air conditioning throughout + ceiling fans + large fireplace
• Covered 6.3m x 6.0m alfresco + spa
• Double garage + additional driveway with access to rear
• 13kW solar system
Living + Layout
The floorplan is a key strength of the home, with clear distinction between living and accommodation. A separate 4.8m x 4.6m lounge is positioned towards the front of the home while the combined living and dining space, measuring approximately 5.8m x 11.0m, forms the central hub of the residence.
Plantation shutters, ceiling fans, and the open connection with the kitchen reinforce the scale of the space and the practical design, while a dedicated study nook provides a defined area for home administration, study or homework.
Kitchen
Centrally positioned, the substantial island bench extends the full length of the kitchen, providing generous seating, ample cabinetry and extensive preparation space. Opposite, additional cabinetry incorporates the induction cooktop and oven, while the adjoining walk-in pantry provides further storage and helps maintain a clean, functional main kitchen area.
Its position allows direct connection with both the living and dining areas while maintaining visibility towards the alfresco, supporting everyday family use as well as larger-scale entertaining.
Bedrooms + Bathrooms
The accommodation layout has been deliberately arranged to create genuine separation between the main bedroom and the remaining three bedrooms. The main suite is positioned at the rear of the residence, away from the secondary bedroom wing, providing a greater degree of privacy within the overall floorplan.
Measuring approximately 4.2m x 4.0m, the main bedroom is supported by a 2.0m x 2.0m walk-in robe and private ensuite. Its rear position also places it alongside the alfresco and backyard rather than within the busier front accommodation area.
Bedrooms two, three and four are grouped through their own section of the home, each measuring approximately 3.6m x 3.0m and incorporating built-in robes. This arrangement creates a practical secondary accommodation wing for children, guests or family members, while the centrally located family bathroom includes a separate bath and shower, double vanity arrangement, and separate toilet.
Outdoor + Infrastructure
A covered alfresco measuring approximately 6.3m x 6.0m extends directly from the main living area that functions as a natural continuation of the interior. The spa is included with the property, while the secure backyard retains usable lawn area, established garden beds and additional shedding.
The double garage measures approximately 5.8m x 6.5m, with additional driveway space providing further flexibility for larger vehicles or recreational equipment. A 13kW solar system complements the home's broader infrastructure, while ducted air conditioning throughout and ceiling fans provide year-round climate control.
Location
Positioned within North Tamworth's Meadows area, the property is close to the local IGA, and the expanding retail and community infrastructure being developed throughout the surrounding precinct. Calrossy Anglican School is also nearby, adding further convenience for families seeking access to established schooling.
Built by David Bright and arranged around a well-resolved separation of living and accommodation, 16 Evesham Circuit offers substantial internal space, considered functionality and strong supporting infrastructure. Contact Partner Now Property to arrange your viewing.
* 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 Daniel Fieramosca, Partner Now Property Tamworth — reproduced as published, not verified by Districts.
Also look at