East Tamworth at a glance
5,270
People
$760,000
Median sale
$520/wk
Median rent
3.56%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
NSW › East Tamworth › Napier St
$980,000
For sale
Asking
4
Bedrooms
3
Bathrooms
6
Car spaces
951 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
Asking · $1,030/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in East Tamworth (last 5 years) with land size have a median of $1,030/m² of land (n=36). Districts calculation from recorded sales — not a valuation.
East Tamworth at a glance
5,270
People
$760,000
Median sale
$520/wk
Median rent
3.56%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
Vs East Tamworth
+28.9%
Median sale
Suburb $760,000
-0.80 pp
Gross yield
Suburb 3.56%
Suburb median $760,000 from 35 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$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.
Pre-filled with East Tamworth'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 $520/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
East Tamworth at a glance
5,270
People
$760,000
Median sale
$520/wk
Median rent
3.56%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Tamworth Real EstateWelcome to 21 Napier Street, East Tamworth—a substantial, quality-built brick home set on a large 951m² block, offering space, flexibility and enormous potential in a highly sought-after location.
Built in the late 1970s, this solid two-storey residence retains many of its original features, while offering an excellent layout and great bones for those wishing to update, renovate and create something truly special. For families seeking a spacious home on a generous block in a prime East Tamworth position, this is an opportunity well worth exploring.
The main level features a generous kitchen with an adjoining family dining area, along with a spacious lounge and second dining space. The living areas open onto both the front and rear verandahs, each offering its own special outlook. The smaller east-facing front verandah overlooks the beautifully maintained green lawn and provides the perfect setting for your morning coffee. At the rear, the verandah features a barbecue and entertaining area, capturing lovely westerly views and spectacular sunsets—the ideal place to enjoy an afternoon glass of wine or entertain family and friends.
The generously sized master bedroom features double built-in wardrobes and an ensuite bathroom. Two additional bedrooms are positioned nearby, both offering built-in wardrobes, with one currently utilised as a home office. The centrally located main bathroom includes both a shower and bath, complemented by a separate toilet for added convenience.
Downstairs, the self-contained studio provides excellent flexibility for extended family, teenagers, guests or potential short-term accommodation, subject to any necessary approvals. It includes a bedroom, spacious open-plan living area, kitchenette, bathroom with shower and toilet, laundry facilities and a separate office or multipurpose room.
Car enthusiasts, tradespeople and hobbyists will appreciate the large drive-through garage, featuring remote-controlled roller doors at the front. The garage also includes a dedicated workbench and ample workspace, making it ideal for vehicle maintenance, projects or additional storage.
There is an impressive three-bay shed that includes an adjoining carport, concrete flooring, power and another built-in workbench. Currently home to a collection of beautiful classic cars, it provides exceptional storage and workshop space. There are two carports as well as the garage and shedding. Plenty of room for 6 cars, toys, boats, bikes, scooters, golf clubs...
The large 951m² block offers a good-sized backyard that is level, private and fully fenced, making it ideal for children and pets. There is plenty of room to play, relax, entertain or further enhance the outdoor space in a safe and secure setting.
Year-round comfort is provided by evaporative air conditioning, split-system heating and cooling, and natural gas for heating and cooking.
Positioned just a short walk from East Tamworth Public School, Calrossy Anglican School, St Nicholas Primary School, The Courts Tennis Club, City Bowling Club, TAFE and only minutes from Tamworth Hospital and the CBD, the home is surrounded by beautiful parks, respected schools, sporting facilities and everyday conveniences. ANZAC Park is also just a few minutes’ walk away, providing a wonderful nearby space for families, children and dog owners to enjoy. The area is known for its friendly, welcoming atmosphere, with families and children regularly out walking their dogs and enjoying the safe, community-minded neighbourhood.
Its central location makes walking to work, school, ANZAC Park and nearby activities a genuine possibility.
Property highlights include:
* Quality-built, two-storey brick home
* Large 951m² block
* Good-sized, level, private and fully fenced backyard
* Four bedrooms and three bathrooms in total
* Self-contained downstairs studio
* Multiple living and dining areas
* Front and rear verandahs with lovely outlooks
* Master bedroom with ensuite and double build-in wardrobe
* Evaporative air conditioning
* Split-system heating and cooling
* Natural gas heating and cooking
* Large drive-through garage with remote-controlled doors, workbench and workspace
* Powered three-bay shed with workbench and adjoining carport
* Room for 6 cars with large garage, shed, and carports
* Just a few minutes’ walk to ANZAC Park
* Friendly, safe and family-oriented neighbourhood
* Sought-after East Tamworth location close to schools, hospital and CBD
* Outstanding scope to update, renovate and add value
With its generous proportions, versatile floor plan, large 951m² block, good-sized backyard, impressive shedding and exceptional location, 21 Napier Street presents a rare opportunity to transform a much-loved home into something truly remarkable.
Listing description written by Helen Hystek, Tamworth Real Estate — reproduced as published, not verified by Districts.
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