Tamworth at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › Tamworth › Back Kootingal Rd
$1,075,000
For sale
Asking
5
Bedrooms
2
Bathrooms
5
Car spaces
14,500 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
$1,075,000
Asking · $74/m² of land
No recorded sale for this property.
Tamworth at a glance
No data
Median sale
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Median rent
No data
Suburb gross yield
$46,654 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.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
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.
0 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
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
Tamworth at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by Partner Now Property TamworthSet on approximately 1.45ha in Nemingha, this property offers a practical rural-residential holding with two separate dwellings, solid shedding and reliable water infrastructure. Suited to buyers seeking flexibility for extended family, guests or supplementary accommodation, the layout is supported by multiple outdoor areas, excellent vehicle storage, and good perimeter fencing.
• Two dwellings: 3-bedroom home plus 2-bedroom second dwelling
• Multiple living areas across both residences
• Combustion wood fireplace, gas points and ceiling fans
• Covered verandah plus pergola and screened outdoor area
• Garage approx. 12m x 6m plus stable and machinery shed
• Water: approx. 120,000L rainwater plus 90,000L bore water and community bore supply
• Land size: approx. 1.45ha with good perimeter fencing
• Rental appraisal - Single tenancy $1,000 p/w (includes main home, land and second dwelling)
• Rental appraisal - Dual tenancy $630 - $650 p/w (house and land) + $420 - $440 p/w (second dwelling)
• Rates: approx. $1,103 p/a
The main residence provides comfortable day-to-day living with a generous central living area opening to a wide verandah, creating an easy connection between indoor and outdoor spaces. A dedicated meals area sits adjacent to the kitchen, supporting practical family flow.
The second dwelling is separately positioned and arranged for simple, independent living, with an open-plan kitchen and living area plus two bedrooms. This provides genuine flexibility for multi-generational households or visitors.
The main home's kitchen adjoins the meals area and includes a functional layout with good bench space and storage, positioned to service both everyday living and outdoor entertaining.
In the second dwelling, the kitchen connects directly to the open-plan living space, keeping the footprint efficient and easy to manage.
The primary dwelling includes three bedrooms, each with built-in wardrobes, supported by an updated main bathroom featuring both shower and bath, plus a separate toilet.
The second dwelling offers two bedrooms with built-in wardrobes and its own main bathroom, allowing separation and privacy between the two residences.
Outdoor living is well catered for with a combination of covered spaces including verandahs, a pergola and a screened outdoor area, providing options across seasons.
Storage and vehicle accommodation is a standout, with a large garage (approx. 12m x 6m), a stable (approx. 4.2m x 3.7m) and a machinery shed (approx. 4.5m x 4.2m), supporting tools, equipment and recreational gear. The holding is supported by good perimeter fencing and strong water assets, including approx. 120,000 litres of rainwater storage, approx. 90,000 litres of bore water, plus a community bore supply. Energy efficiency is supported by a 5kW solar system and solar hot water.
Positioned in Nemingha, the property offers a rural setting while remaining within convenient reach of Tamworth's services and amenities.
Offering flexibility through dual accommodation, strong infrastructure and a well-balanced landholding, this is a property that rewards inspection. Contact Partner Now Property to arrange your viewing.
Listing description written by George Powell, Partner Now Property Tamworth — reproduced as published, not verified by Districts.