Tamworth at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › Tamworth › Goderich Ct
$1,450,000
For sale
Asking
5
Bedrooms
2
Bathrooms
8
Car spaces
5,328 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
$1,450,000
Asking · $272/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
$65,629 on top of the price (4.5% 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
UnknownArea
Tamworth at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by Raine & Horne TamworthSet on an impressive 5,328 sqm parcel, this beautifully presented property delivers the perfect combination of refined family living, extensive entertaining spaces and outstanding infrastructure. Meticulously upgraded and thoughtfully designed, it offers a lifestyle that is as practical as it is impressive.
From the moment you arrive, the tar driveway, manicured gardens and established landscaping create an impressive first impression.
Inside, the home has been extensively renovated, with quality finishes and modern comforts throughout. The generous formal lounge provides an elegant space for entertaining or relaxing, while the beautifully renovated kitchen forms the heart of the home. Featuring stone benchtops, Miele appliances, a Fisher & Paykel double-drawer dishwasher, Miele steam oven, Miele convection oven & a large new walk-in pantry, it is exceptionally well equipped for the keen cook. A practical mud room and laundry provides direct outdoor access & garage access adding functionality to the home.
The accommodation is equally impressive. The main bedroom enjoys beautiful bay windows, plantation shutters, a walk-in robe and a stunning renovated ensuite featuring a double vanity and double shower heads. Three additional queen-sized bedrooms feature built-in robes, while the fifth bedroom provides flexibility as a bedroom, home office or study. The renovated main bathroom is finished with floor-to-ceiling tiles, stone benchtops, bath and shower, complemented by a separate toilet and convenient three-way configuration. Plantation shutters and quality blinds feature throughout the home.
A standout feature is the large enclosed tiled sunroom, complete with a huge skylight, plantation-style window coverings and ducted air conditioning. With its beautiful tiled finish and abundance of natural light, this is a wonderful additional living or entertaining space.
Outside, the property truly comes into its own. The extensive alfresco entertaining area features a wood fireplace, huge outdoor kitchen, Weber, outdoor sink and ample space for gatherings with family and friends. Overlooking the magnesium swimming pool, with surrounding travertine tiling and glass fencing, it creates an exceptional private entertaining environment.
Vehicle accommodation is outstanding, with a four-car garage positioned beneath the main roofline of the home, complete with internal access directly into the house. This provides exceptional convenience and secure accommodation for multiple vehicles, recreational vehicles or additional storage. Adding further versatility is a separate substantial shed, complete with power and ample space for additional vehicles, machinery, workshop equipment, hobbies or storage. The property also benefits from electric garage doors, extensive concrete areas and footpaths surrounding the home, providing excellent all-weather access and practicality.
A comprehensive list of infrastructure includes approximately 12kW of solar electricity, new roofing and guttering, rewired meter boards, gas hot water, gas BBQ and multiple gas heating points, septic, extensive rainwater harvesting and filtration, UV water treatment and pressure pumping. Two rainwater tanks plus a town-water feeder tank provide an excellent water supply, with the system capable of servicing the entire property. The established grounds are supported by an extensive nine-zone irrigation system, front and rear sprinklers and easy-care landscaping, while the large block provides plenty of room for children, pets, vehicles, hobbies and future enjoyment.
With a brand-new zoned ducted air-conditioning system servicing the home and sunroom, quality renovations, exceptional entertaining facilities, substantial shedding and outstanding infrastructure, this is a property that offers far more than meets the eye.
* Stunning renovated kitchen with Miele appliances & huge walk-in pantry
* 5 bedrooms + multiple living areas
* Enclosed sunroom with spectacular skylight
* Beautiful renovated bathrooms
* Brand-new zoned ducted air conditioning
* Huge alfresco with outdoor kitchen & wood fireplace overlooking pool
* Magnesium pool with travertine surrounds
* Four-car garage under the main roof with internal access
* Separate substantial shed housing 4 vehicles
* Approx. 12-13kW solar
* Extensive rainwater & irrigation infrastructure
* Manicured gardens & exceptional outdoor space
A rare opportunity to secure a beautifully upgraded home with the space, privacy and infrastructure to embrace an enviable lifestyle.
Call Chris Murray 0418 492 120 to inspect
Listing description written by Chris Murray, Raine & Horne Tamworth — reproduced as published, not verified by Districts.
NSW 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.