Armidale at a glance
24,519
People
No data
Median sale
$463/wk
Median rent
No data
Suburb gross yield
$850,000–$900,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
1
Car spaces
1,830 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
$850,000–$900,000
Asking range · $464/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.
$36,529 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.
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 2.8%. 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 ArmidaleOffering space, comfort and room to grow, 203 Marsh Street is a beautifully presented family home set on a generous 1,830m² (approx.) block, with genuine potential for subdivision (STCA). Positioned at the top of the hill on the corner of Marsh Street and College Avenue, it presents a rare opportunity in one of Armidale’s most sought-after locations.
The elevated position captures lovely views across the surrounding treetops, while its proximity to the NERAM Art Gallery and leafy, established streets adds to the appeal of this tightly held pocket.
The flexible floorplan features four generous bedrooms and a versatile rumpus room that could easily serve as a fifth bedroom, home office or media room. Two bathrooms, a powder room and separate WC provide excellent convenience for family living.
Newly redecorated throughout, with brand-new carpets underfoot, the home has a fresh, inviting and move-in-ready feel. The light-filled entry lounge is bathed in sunshine from two sides, warmed by a classic open fireplace and enhanced by attractive views to the south and east. An additional lounge provides another bright and welcoming living space, capturing sunlight from the north, west and south and enjoying outlooks in every direction.
The thoughtfully updated kitchen features timber butcher-block benchtops, an island bench, subway-tile splashback, gas cooktop and dishwasher, complemented by elevated views across the treetops. A separate dining room and dedicated laundry add to the practicality of the home.
The bedrooms are generously proportioned, including a spacious main bedroom with north, and easterly outlooks. The updated en-suite bathroom is complemented by a second family bathroom servicing the remaining bedrooms.
Year-round comfort is assured with reverse-cycle air conditioning in the lounge, two gas heating points, an open wood fireplace, solar panels, plus newly installed loft and under floor insulation to help reduce energy costs.
Outside, a covered patio and separate open patio provide ideal settings for relaxing or entertaining in complete privacy, with the property enjoying a peaceful, secluded outlook with no overlooking neighbours. The expansive grounds offer exceptional space for children, pets and gardens, as well as scope for future additions or development, subject to council approval.
Vehicle accommodation and storage are equally impressive, with a garage, separate storage garage, lean-to storage building and additional off-street parking.
Conveniently positioned, the property is just 1.4km from Beardy Street Mall and 5.6km from Armidale Regional Airport. Another attractive feature is the iconic and unique Welder's Dog only 1km away, and the nearest bus stop is 150 metres away. Armidale City Public School is around 650 metres from the front door.
Currently tenanted at $925 per week, 203 Marsh Street offers an outstanding combination of space, sunshine, privacy and future subdivision potential in a highly desirable Armidale setting.
*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 Kyle Garrahy, Professionals Armidale — reproduced as published, not verified by Districts.