Tamworth at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$995,000
For sale
Asking
4
Bedrooms
2
Bathrooms
5
Car spaces
2,135 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
$995,000
Asking · $466/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
$43,054 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
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Southwell PropertyOffering sweeping views you will love to return to, this lovely red brick home sits on an expansive half-acre block on Moore Creek's fringes, creating a gorgeous sense of retreat moments from local conveniences, and less than 10 minutes from central Tamworth's every essential.
Giving you a warm welcome home with its beautifully landscaped front yard, the home continues its appeal as it invites you inside, revealing a light-filled layout where those incredible views can't help but take centre stage. Framing up the vista with a wall of windows, the open-plan offers a comfortable hub for family living, connecting easily with the immaculate kitchen and sunroom. Opening out on three sides to accentuate an effortless flow outdoors, this space delivers all-weather alfresco entertaining with an unbeatable outlook! Moving outdoors, the expansive backyard is another wonderful highlight, providing grassy space for kids at play, plus excellent extras including a sizeable garage workshop. Back inside, the large master also makes the most of the views, while impressing further with a wall of storage and polished ensuite. There are three additional bedrooms – including a flexi fourth bedroom off the open-plan – completing the layout, alongside a three-way bathroom, complementary to the ensuite and laundry. Solar, ducted AC and a double garage round out this fabulous package.
- Delightfully presented four-bedroom family home on large half-acre block
- White-on-white kitchen with walk-in pantry, stone counters, modern appliances, gas cooking, breakfast bar
- Inviting open-plan creates comfortable hub, extending to indoor-outdoor sunroom
- Oversized master offers excellent built-in storage and ensuite with frameless glass shower
- Three remaining bedrooms also with built-ins, flexibility in fourth bedroom to function as living space or home office
- Beautifully appointed three-way main bathroom with bath, shower and enclosed WC
- Internal laundry with storage and yard access, ducted AC throughout, solar
- Plentiful space to play out in grassy backyard, complete with planters and rainwater storage
- Double garage adjoins home to provide handy internal entry
- Side gate to backyard and access to freestanding garage workshop with carport
Enviably situated within desirable Moore Creek, this property sits pretty within a charming neighbourhood filled with other quality homes on similarly sized blocks. With its size and scenic surrounds, it feels like a rural escape, yet it is still convenient to all the essentials. It's a short drive to the nearby IGA and other services, with schools also on hand closeby within Tamworth. Meanwhile, supermarkets, restaurants, pubs and entertainment are all within reach in Tamworth CBD.
Rental estimate: $650 - $720 per week
Rates: Approx. $3,650 p.a.
Listing description written by Stuart Southwell, Southwell Property — reproduced as published, not verified by Districts.
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