Armidale at a glance
24,519
People
No data
Median sale
$463/wk
Median rent
No data
Suburb gross yield
$1,600,000–$1,700,000
For sale
Asking range
5
Bedrooms
2
Bathrooms
4
Car spaces
3,054 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
$1,600,000–$1,700,000
Asking range · $524/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.
$73,879 on top of the price (4.6% 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 1.5%. 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
UnknownArea
Armidale at a glance
24,519
People
No data
Median sale
$463/wk
Median rent
No data
Suburb gross yield
Listing material
Listed by Belle Property Armidale"Esrom" at 164 Mann Street is one of Armidale's truly distinguished residences, a grand, beautifully renovated home set on an exceptional north-facing holding of approximately three quarters of an acre.
Originally constructed in the 1890s for Mr G.F. Morse, this remarkable home carries both architectural and local significance. Built from the region's iconic Armidale blue brick, the residence stands as a lasting testament to craftsmanship, scale and enduring design. Over time, "Esrom" has held an important place in the town's story, including its later association with student residences connected to Earle Page College.
Today, it has been thoughtfully renewed to honour its past while offering the comfort and flexibility required for modern family living.
A sweeping circular driveway, framed by mature trees and expansive grounds, creates a striking sense of arrival to the wraparound verandah.Inside, the proportions are nothing short of impressive. A grand central hallway anchors the home, leading to a series of beautifully scaled rooms, each filled with natural light and original character. Formal living and sitting rooms offer refined spaces to entertain, while the dining room, family room and sunroom provide versatility for everyday living.
At the heart of the home, a substantial kitchen with island bench connects seamlessly to the indoor and outdoor living zones, reinforcing the home's balance of tradition and practicality.
Accommodation comprises five generous bedrooms and two bathrooms, including an expansive primary suite with ensuite and direct outdoor access. The remaining bedrooms are equally well-proportioned, offering flexibility for families, guests or work-from-home living.
Outdoors, a large alfresco entertaining area extends from the home, overlooking sweeping lawns and established gardens, ideal for gatherings. The north-facing aspect ensures natural light throughout the day, enhancing both the home and its grounds.
Set on a significant 3054 sqm, the scale of the land offers not only immediate lifestyle appeal but also exciting potential. There is clear opportunity to further enhance, extend or personalise the property over time, making this both a remarkable home for today and a long-term investment in one of Armidale's most tightly held pockets.
Positioned within close proximity to the town centre, schools and amenities, "Esrom" is truly a landmark residence that delivers the rare combination of convenience, history, land and presence.
Feature Points
• Historic "Esrom" residence built circa 1890 for G.F. Morse
• Constructed from rare Armidale blue brick
• Renovated gentleman's residence of exceptional scale and character
• Five bedrooms, two bathrooms including private primary suite
• Grand central hallway with high ceilings and original detailing
• Multiple living zones including formal, family and sunroom spaces
• Large kitchen with island bench at the heart of the home
• Expansive wraparound verandah
• Large alfresco entertaining area overlooking established grounds
• Approx. ¾ acre north-facing block
• Sweeping lawns, mature trees and exceptional privacy
• Opportunity to further enhance and add value over time
• Close proximity to Armidale town centre, schools and amenities
To confirm a private inspection contact
EXCLUSIVE AGENTS - Belle Property Armidale 02 6772 8882, or
Agents - Ronelle Gersbach 0414 755 557
Jonathan Papworth 0414 933 339
Amy Bregonje 0488 092 400
Disclaimer: All information contained herewith, including but not limited to the general property description, price and the address, is provided to Belle Property by third parties. We have obtained this information from sources we believe to be reliable; however, we cannot guarantee its accuracy. The information contained herewith should not be relied upon and you should make your own enquiries and seek advice in respect of this property or any property on this website.
Listing description written by Jonathan Papworth, Belle Property Armidale — reproduced as published, not verified by Districts.
NSW 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.