Kootingal at a glance
2,512
People
$612,500
Median sale
$470/wk
Median rent
3.99%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
$920,000
Last sold
4 July 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
2,353 m²
Land
Districts View
No detected risks — but see the checklist: absence of evidence is not an all-clear.
No verification items generated for this record.
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
Last sold
$920,000
4 July 2026 · derived via latest_sale
Local land rate: recorded House sales in Kootingal (last 5 years) with land size have a median of $644/m² of land (n=51). Districts calculation from recorded sales — not a valuation.
Kootingal at a glance
2,512
People
$612,500
Median sale
$470/wk
Median rent
3.99%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
Vs Kootingal
+50.2%
Median sale
Suburb $612,500
-1.33 pp
Gross yield
Suburb 3.99%
Suburb median $612,500 from 18 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Tamworth Regional Local Environmental Plan 2010
Zone
General Residential
R1
Jurisdiction
Tamworth
Tamworth, NSW
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.
The official layer was queried and no heritage listed area was detected on this parcel (NSW ePlanning Spatial Viewer, retrieved 31 Aug 2026). Mapped layers change — this is the strongest all-clear Districts can give, not a certificate.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
NSWZoned General Residential · R1 (Tamworth Regional Local Environmental Plan 2010). Official parcel area about 2,359 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. If the dual occupancy pathway survives a planner’s check, this lot can outperform a same-suburb house that is hold-as-is only. That is not a forecast. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. 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 $470/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.
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
This looks more compelling as a land / capital-growth play than a pure yield play — if the dual occupancy pathway survives a planner’s check.
Detail
Zoned General Residential · R1 (Tamworth Regional Local Environmental Plan 2010). Official parcel area about 2,359 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Achieved rent for this address has not been inferred. Gross yield on advertising copy is not the deal.
Nearby DA pipeline is unknown, so neighbourhood change is not in this verdict.
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.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned General Residential · R1 (Tamworth Regional Local Environmental Plan 2010). Official parcel area about 2,359 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
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?
KnownmediumOfficial parcel about 2,359 m² — land size can look like optionality. No material overlays were returned that would explain a discount. That is not proof the price is fair. Nearby DAs, easements, and flood-layer gaps can still explain a cheap-looking listing — those are not all loaded.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. 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
UnknownNo DA adapter returned applications 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
Kootingal at a glance
2,512
People
$612,500
Median sale
$470/wk
Median rent
3.99%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Southwell PropertyFrom its fantastic resort-style features to its incredible mountain outlook, this beautiful property is all set to impress in a quiet Kootingal setting, where all the essentials are within reach and Tamworth CBD is only 15 minutes away.
Positioned on a sprawling 2,351sqm. block, the lovely four-bedroom home is a dream for family living, boasting plentiful space to retreat to inside, complemented by fabulous alfresco entertaining looking out over a sun-drenched backyard. Accentuated by high ceilings and polished timber floors, the layout spans a seamlessly connected single level showcasing three distinct living areas, centred by a well-appointed kitchen. Its four bedrooms are generous, its ensuite and main bathroom with an extra toilet off the laundry are spotless, and it provides handy extras such as a ducted reverse cycle zoned AC system, gas points, and solar to help keep power bills down.
Where this property really shines, however, is in its outdoor spaces. Framing the home, there are three charming alfrescos, where you can unwind with your morning coffee, relax over lunch, or entertain friends as you fire up the BBQ and welcome in the weekend. Head to the tennis court to work on your backhand, then cool off in the pool, before kicking back in the pergola as you decompress and shake off the week. Yes, living here means you feel like you're on vacation, every single day!
- Great family home on expansive block offering excellent amenities
- Gorgeous outlook over ranges and sunny northerly aspect at rear
- Beautiful blooms and pretty front verandah welcome you home
- Versatility through three living spaces centred by tidy kitchen
- Flow out to alfresco at side overlooking full-size tennis court
- Marvellous entertainer's verandah framed by pool and manicured yard
- Master with walk-in and ensuite, three bedrooms with built-ins
- Main bathroom with bath, shower and separate WC, laundry to yard
- Side driveway to double freestanding garage and single carport
- Additional features inc. solar, AC, ceiling fans, gas points
-4 camera Wi-Fi security system in place
Featuring a freestanding double garage/workshop with a carport at the side, the property has parking covered. With that being said, you won't need to go far to reach all of Kootingal's conveniences, from its primary school and shops to eateries and amenities. For everything else, Tamworth is 17km away, providing access to popular pubs, cute cafes, boutique shopping and major supermarkets
Rental estimate: $760 - $790 per week
Rates: Approx. $2,811.31 p.a.
Listing description written by Stuart Southwell, Southwell Property — reproduced as published, not verified by Districts.
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