Armidale at a glance
24,519
People
No data
Median sale
$463/wk
Median rent
No data
Suburb gross yield
$1,150,000–$1,250,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
1
Car spaces
948 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
$1,150,000–$1,250,000
Asking range · $1,213/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.
$50,029 on top of the price (4.4% 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 2.1%. 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 HH Real EstateNestled in the heart of Armidale, this exquisite weatherboard cottage offers the perfect blend of modern convenience and classic charm. Just a short three-block walk brings you to the CBD, while the nearby Armidale Hospital is a literal walk through the park. The location is unmatched for those seeking a peaceful oasis within the vibrant pulse of the city.
Step inside this beautifully renovated home and be greeted by the warmth of polished pine flooring that flows seamlessly throughout. The open-plan living room invites you to settle in with its built-in shelving, perfect for displaying your cherished books or art pieces. The Daikin reverse cycle unit and Ventis ventilation system ensures comfort year-round, throughout the home to maintain the ideal temperature in every room.
The heart of this home is undoubtedly its spacious kitchen, designed for both functionality and style. Featuring built-in cupboards, a Bosch induction cooktop, and a Miele dishwasher, it's a chef's delight. The wrap-around glass french doors open to a north-facing veranda, where you can enjoy sun-drenched mornings and fresh breezes. A cleverly disguised walk-in pantry and laundry add to the kitchen's practicality, ensuring everything you need is within reach.
The bedrooms are sanctuaries of comfort, with the main bedroom boasting a large built-in robe and an ensuite bathroom featuring a walk-in shower, vanity, and toilet. The second bedroom offers built-in storage and another luxurious ensuite, complete with a walk-in shower and a bathtub for leisurely soaks. The third bedroom serves as a library, offering a sanctuary for readers. Featuring a dedicated study or reading nook, it provides space for those in search of tranquility.
Outside, the property continues to impress with two powered studios, perfect for a home offices, creative spaces, or guest accommodation. A workshop with fitted benches and storage provides ample space for DIY projects, while the carport with an electric gate ensures convenient and secure parking. The garden, enhanced by a water tank and pump, a small hot house, and an original garage repurposed as storage, is a gardener's paradise. Solar hot water and panels add an eco-friendly touch to this already remarkable home.
Seize the opportunity to make this dream home your own. With its exquisite finishes, prime location, and array of features, it's a rare find that won't last long.
Contact the HH Team today to arrange a viewing and experience firsthand the unparalleled lifestyle this Armidale classic has to offer.
Disclaimer:
All information (including but not limited to the property area, floor size, price, address, and general property description) on the Website is provided as a convenience to you, and has been provided to HH Real Estate by third parties: we cannot guarantee accuracy. Prospective purchasers are advised to carry out their own investigations.
Listing description written by Peter Georkas, HH Real Estate — reproduced as published, not verified by Districts.