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 › Nemingha Heights Rd
$3,600,000–$4,000,000
For sale
Asking range
5
Bedrooms
5
Bathrooms
5
Car spaces
101,100 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
$3,600,000–$4,000,000
Asking range · $36/m² of land
No recorded sale for this property.
Tamworth at a glance
No data
Median sale
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Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$183,879 on top of the price (5.1% 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.
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
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by McGrath TamworthCommanding an elevated position across 25 acres of breathtaking countryside, this extraordinary lifestyle estate delivers a rare combination of architectural excellence, complete privacy and resort-inspired living just minutes from the heart of Tamworth.
Designed to embrace its spectacular valley outlooks, the residence unfolds through a series of beautifully curated living spaces where premium, bespoke finishes, natural textures, and soaring proportions create an atmosphere of understated luxury that simply cannot be replicated. Every detail has been executed to the highest standard, with expert craftsmanship and elite selections elevating the entire home. At the heart of this signature layout is a gourmet kitchen appointed with high-end appliances, custom cabinetry, and a fully equipped butler's pantry that anchors the primary entertainment hub. The home's distinct design effortlessly pulls your gaze outward, dissolving the boundaries between the flawlessly finished interior and the sweeping valley views through seamless, oversized indoor-outdoor connections.
Beyond the residence, the estate offers a lifestyle few properties can rival. A magnesium swimming pool, floodlit tennis court, spa, productive olive grove all combine to create a private sanctuary designed for relaxation, recreation and entertaining on a grand scale.
The generous accommodation wings are thoughtfully isolated within the floor plan to ensure complete tranquillity. Adding to the property's incredible versatility is a separate, detached studio offering exceptional flexibility as a luxury guest house, a high-end home office, a private art studio, a home gym, or a dedicated wellness and Pilates retreat.
Set among rolling hills, established trees, and panoramic vistas, this is a masterclass in residential design. It represents a rare opportunity to secure a highly individual, landmark holding where luxury, privacy, and unparalleled architectural flow exist in absolute harmony.
- Approx. 25 acres of pristine lifestyle land
- Elevated position capturing breathtaking panoramic valley views
- Architecturally designed residence with generous proportions throughout
- Multiple living and entertaining zones with seamless indoor-outdoor flow
- Gourmet kitchen appointed for family living and large-scale entertaining
- Spacious accommodation including luxurious master retreat
- Separate self-contained studio ideal for guests, extended family or home business
- Magnesium swimming pool and spa overlooking the surrounding landscape
- Floodlit tennis court for year-round recreation
- Established olive grove and productive orchard
- Expansive outdoor entertaining areas designed to embrace the views
- Private and peaceful setting with established gardens and mature trees
- Secure water infrastructure supporting acreage lifestyle living
- Exceptional space for horses, hobby farming or future improvements (STCA)
- Premium lifestyle offering combining privacy, luxury and convenience
- Just minutes from Tamworth CBD, schools, cafes and essential amenities
- Resort-inspired estate with premium lifestyle amenities
- Sweeping countryside vistas from every angle
- Rare combination of privacy, scale and proximity to town
- Turnkey acreage living with nothing left to do
- An exceptional opportunity for families, entertainers and lifestyle buyers
- One of the region's most complete lifestyle offerings
Listing description written by Rebecca Creighton-Clarke, McGrath Tamworth — reproduced as published, not verified by Districts.