Abermain at a glance
2,634
People
$770,000
Median sale
$508/wk
Median rent
3.43%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
NSW › Abermain › Tamworth St
$855,000
Last sold
25 Feb 2026
4
Bedrooms
1
Bathrooms
10
Car spaces
1,012 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
Last sold
$855,000
25 Feb 2026 · derived via latest_sale
Local land rate: recorded House sales in Abermain (last 5 years) with land size have a median of $694/m² of land (n=61). Districts calculation from recorded sales — not a valuation.
Abermain at a glance
2,634
People
$770,000
Median sale
$508/wk
Median rent
3.43%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
Vs Abermain
+11.0%
Median sale
Suburb $770,000
-0.34 pp
Gross yield
Suburb 3.43%
Suburb median $770,000 from 25 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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 $508/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.
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.
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
Abermain at a glance
2,634
People
$770,000
Median sale
$508/wk
Median rent
3.43%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Strong Property PartnersFamily comfort meets generous proportions in this wonderfully appealing property, well positioned close to Abermain’s local conveniences. Sitting on a huge 1,000sqm. block, the property sets itself apart with handy rear lane access to an expansive caravan carport, which adjoins a fantastic freestanding garage and abundant covered parking. While hobbyists and tradies will love this aspect of the property, there is plenty more to appreciate within the home itself. Solidly built and designed to accommodate effortless family living, the home spans a spacious single level offering two separate living areas with a spotless kitchen their heart. Each of the home’s four bedrooms is generous in size, conveniently grouped around the smartly appointed bathroom. Practical and welcoming as is, the home is entirely ready for your family to move and start living. However, should you be looking to put your stamp on things, there is opportunity for you to update and add value in time. As for alfresco space, this is a lovely highlight. Whether you’re relaxing with your morning coffee out on the front patio, or catching up with friends in the entertainer’s verandah out back, this is a home that delights with its alfresco areas and manicured yard. Oh, and did we forget to mention the pool? Last on the list is location, which places the property only 6km from the Hunter Expressway and within easy reach of the Hunter Valley.
- Solid brick-and-tile four-bedroom family home on oversized dual access block.
- Plenty of street appeal with pretty front porch and manicured front yard.
- Spacious single-level layout is bright, airy and inviting.
- Separate dining room and open-plan centred by well-appointed kitchen with modern appliances, ample storage and breakfast bar dining.
- All four bedrooms feature built-in robes.
- Central bathroom with bath, shower and separate WC.
- Laundry offers handy yard access.
- Seamless flow from dining room to generous covered verandah overlooking grassy yard and pool.
- Freestanding double garage with extensive covered parking for cars and caravan.
- Further covered alfresco space is perfect for poolside lounging.
- Additional features inc. garden shed, split-system AC, roller door to carport.
- Walk to Abermain Public School and local shops and conveniences.
- Short drive to Kurri, Hunter Expressway and Cessnock.
Listing description written by Laura Strong, Strong Property Partners — reproduced as published, not verified by Districts.