Tamworth at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$780,000–$820,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
4
Car spaces
721 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
$780,000–$820,000
Asking range · $1,082/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Tamworth (last 5 years) with land size have a median of $878/m² of land (n=54). Districts calculation from recorded sales — not a valuation.
Tamworth at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$33,379 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.
Based on the low end of the asking range, not a contract price.
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
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Southwell PropertyAuction Location: Online timed auction.
Sitting behind a white picket fence and looking cute as a button, this delightful property charms you from that very first glance with its manicured front yard and picture-perfect front verandah, from where you can't help but be enveloped by the warmest of welcomes.
As you're ushered inside, everything feels just as appealing, as you take in those soaring ceilings and beautiful period details, accented perfectly by polished Cypress floors. Through the front of the home, four generous bedrooms offer airy sleep space, highlighted by a master with dual built-in robes and a tastefully appointed ensuite. Complementary in design, the main bathroom makes up the rest of the original cottage layout, from where a seamless extension offers a captivating and comfortable space to relax. Within this light-filled open-plan, the island kitchen integrates easily into everyday life, while ensuring entertaining is a breeze thanks to the natural flow to the verandah. Out here, you can fire up the BBQ and while away lazy weekends with friends, watching the kids play in the grassy backyard. Adding further appeal, there is a freestanding garage that doubles as a workshop, accessed from Johnston Street at the rear.
- Renovated period home on generous block with access via Bligh Street and Johnston Street
- Lovely façade is pretty as a picture, where you can relax on the front verandah and watch the world go by
- Considered renovations and a seamless extension accentuate striking period detail, such as stained glass, timber floors and intricate fretwork
- Inviting sense of space through high-ceilinged bedrooms, three at front with built-in robes
- Ensuite with dual vanity and twin shower, main bathroom with bath and shower
- Spacious open-plan living framed by Western Red Cedar windows and French doors
- Kitchen with island breakfast bar, stone counters, modern appliances, plentiful storag
- Covered rear deck is ideal for entertaining, leading to north-facing, kid-friendly yard
- Freestanding double garage offers storage/workshop space, accessed from rear of block
- Additional features inc. solar to keep power bills down, split-system AC, Euro laundry
North Tamworth is lovely locale in which to settle, particularly for families looking to be close to parks, playgrounds and well-regarded schools. From this outstanding property, it's a short stroll along the road to the bowling club, and only moments to Tamworth Hospital and all the essentials in Northgate Shopping Centre. For everything else, Tamworth CBD is less than 2km away, placing you within easy reach of cafes and pubs, restaurants, supermarkets and boutique shopping.
Rental estimate: $630- $700 per week
Rates: Approx. $3,280 p.a
Online Timed Auction closing Friday 21st of August at 1:00pm
Link to Register - https://buy.realtair.com/properties/265447
Listing description written by Stuart Southwell, Southwell Property — reproduced as published, not verified by Districts.
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