Tamworth at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$440,000
For sale
Asking
3
Bedrooms
1
Bathrooms
2
Car spaces
1,003 m²
Land
Districts View
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
$440,000
Asking · $439/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
$18,079 on top of the price (4.1% 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 PropertyOpportunity abounds in this potential-packed property, perfect for renovators or developers seeking a project. Update, add on or knock down and rebuild – or make the most of the incredible block size and opt for dual occupancy. Once you have council approval, all that limits you here is your imagination!
In terms of what you'll be working with, the property sits on an enormous 1,003sqm. block. As is, the home has been well maintained, but is primed for renovation, plus there is the option to extend into that big backyard. Through the single level layout, there is a large front lounge room that opens out to the front verandah, where leafy landscaping creates privacy within this quiet alfresco space. With a compact kitchen at the heart of the home, there is a sunroom at the back, framed by three bedrooms at the side. The high-ceilinged interior is completed by a bathroom with separate WC adjoining the laundry. Grassy and easy-care, the sizeable backyard is a major highlight, providing more than enough room for a pool and alfresco entertaining. A freestanding single garage and carport sit off to the side, rounding out this exceptional opportunity.
- Original three-bedroom home on massive 1,003sqm. block
- Low maintenance layout with two separate living spaces
- High ceilings throughout, lounge room extends to verandah
- Compact, functional kitchen with servery to sunroom at rear
- Three bedrooms, master features wall of built-in storage
- Central bathroom with shower, WC adjoins laundry
- Ducted evaporative cooling, gas heating, solar, water tank
- Wonderfully generous backyard brims with potential
- Single freestanding garage and carport, long driveway at side
- Excellent opportunity for development, dual occupancy (STCA)
Conveniently positioned, the property is moments from everything. It's a short stroll to the bowling club, Tamworth South Public School and Tamworth High School, with private school options also on hand nearby. Tamworth Golf Club caters to the golfing crowd, while all the essentials are within reach in Southgate Shopping Centre. Meanwhile, Tamworth CBD is less than 10 minutes away by car, packed with pubs and eateries, shopping and entertainment.
Rates: Approx $2,856 p.a.
Rental estimate: $430-$460 per week
Listing description written by Stuart Southwell, Southwell Property — reproduced as published, not verified by Districts.