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 › Armidale Rd
$555,000
For sale
Asking
3
Bedrooms
2
Bathrooms
1
Car spaces
800 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
$555,000
Asking · $694/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
-27.0%
Median sale
Suburb $760,000
+1.31 pp
Gross yield
Suburb 3.56%
Suburb median $760,000 from 35 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$23,254 on top of the price (4.2% 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 4.9%. 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 PRD TamworthPositioned just minutes from Tamworth's CBD, 359 Armidale Road presents an exciting opportunity for buyers looking to renovate to unlock the property's full potential. Set on an impressive 800sqm block and featuring two separate brick dwellings, this property has so much to offer!
Filled with charm, the main dwelling welcomes you with two generously sized bedrooms, whilst the original wallpaper throughout creates nostalgia from the home's past. The kitchen offers excellent cabinetry and flows directly into the adjoining dining and living areas, whilst also connecting directly with the homes internal laundry. An updated bathroom and split-system air conditioning add a welcome touch of modern comfort and convenience to the home.
Positioned privately behind the main house is a self-contained granny flat, complete with its own kitchenette and bathroom. The generous open-plan layout provides space for both a bedroom and living area, making it ideal for a teenager's retreat, guest accommodation or a potential future income stream.
Outside, a spacious lawn separates the two dwellings, providing plenty of room for children and pets to enjoy. Separate carports positioned both beside and behind the granny flat offers additional covered parking space or additional storage space.
If you're looking for an affordable property with limitless future potential, 359 Armidale Road is an opportunity you don't want to miss!
Key Features:
- Brick home
- 2 Bedrooms
- Updated Bathroom
- Internal laundry
- Split-system air conditioning
- Granny flat with kitchenette and bathroom
- Potential Dual Income Streams
- 800sqm block
Nearby:
- Proposed UNE Tamworth Site - 1 Minute
- St Nicholas Primary School - 2 Minutes
- Eastpoint Woolworths - 2 Minutes
- The Courts - 2 Minutes
- Tamworth CBD - 3 Minutes
- Bicentennial Park - 3 Minutes
- Oxley High School - 6 Minutes
- Tamworth Hospital - 7 Minutes
Contact Flynn Bowyer on 0429 999 347 or Sam Morrison on 0408 916 800 to arrange your inspection today!
Council Rates: Approximately $3,185 Per Annum
Rental Appraisal: $450 - $490 per week
Building Report Available on Request.
Listing description written by Flynn Bowyer, PRD Tamworth — reproduced as published, not verified by Districts.
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