East Tamworth at a glance
5,270
People
$760,000
Median sale
$520/wk
Median rent
3.56%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
NSW › East Tamworth › Upper St
$1,250,000–$1,350,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
1
Car spaces
970 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
$1,250,000–$1,350,000
Asking range · $1,289/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in East Tamworth (last 5 years) with land size have a median of $1,030/m² of land (n=36). Districts calculation from recorded sales — not a valuation.
East Tamworth at a glance
5,270
People
$760,000
Median sale
$520/wk
Median rent
3.56%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
Vs East Tamworth
+64.5%
Median sale
Suburb $760,000
-1.40 pp
Gross yield
Suburb 3.56%
Suburb median $760,000 from 35 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$54,629 on top of the price (4.4% 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.
Pre-filled with East Tamworth's advertised median rent — not a rent for this listing.
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 is recorded. Suburb median rent $520/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.
Gross yield if leased at the suburb aggregate is 2.2%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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
East Tamworth at a glance
5,270
People
$760,000
Median sale
$520/wk
Median rent
3.56%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Southwell PropertyAuction Location: Online Timed Auction
Offering unparallelled views out over Anzac Park, this fabulously charming residence delivers old world charm elevated by every modern convenience, effortlessly creating an exceptional family sanctuary within one of Tamworth's most sought-after locales.
Endlessly elegant and enviably spacious, the c.1927 home creates a wonderful first impression with its beautiful façade, manicured gardens and generous verandah. Before you even step inside the home, you get a taste for how special it is, as you stop and unwind a while on the verandah, soaking in those marvellous park views. Once inside, you can't help but be impressed by the soaring ceilings and sweeping polished timber floors, as gorgeous period details such as pressed metal ceilings and picture rails only add to the appeal. With three large bedrooms at the front of the home – two of which flow out to the verandah – there is versatility in the other two bedrooms to function as further living or work space. Meanwhile, the home's formal living zones are an absolute delight, providing an abundance of space to make family living a dream. With its superb breakfast bar island and chef's gas stove, the kitchen is all set to impress keen cooks, while the patio at the back is just perfect for entertaining. Set within thoughtfully landscaped gardens, the saltwater mineral pool is a glorious highlight, while further functional features are ticked off elsewhere with solar, split-system AC and excellent rainwater storage.
- Double-brick and terracotta tile period home complemented by considered updates and charming heritage detail
- Wonderfully spacious single-level layout showcases high ceilings, wainscoting and picture rails
- Three robed bedrooms off beautiful central hallway, two with underfloor heating, two with French doors to front verandah
- Modern bathroom features shower and bath, second bathroom integrated in laundry
- Lovely living room with gas fireplace, expansive adjoining formal dining room
- Comfortable open-plan with kitchen feat. modern appliances, five-burner gas stove, plentiful storage, island breakfast bar with butchersblock top
- Fourth and fifth bedroom add versatility, split-system AC and ceiling fans assist in everyday comfort
- Covered front verandah looking out over park, patio dining at rear overlooking backyard
- Mineral saltwater pool with mood lighting, grassy yard with handy garden shed
- Single carport and driveway parking, 21-panel 5kW solar system, 400L twin-element electric HWS, 4,500L rainwater tank for gardens and topping up the pool
With its spectacular parkfront outlook and desirable East Tamworth location, this property simply has it all. For the kids, it's a short walk to highly sought after primary and secondary schools, alongside playgrounds, sports amenities and tennis courts. When it's time to explore, head in one direction to reach bushland walks and the adventure playground, or go in the opposite direction to reach Tamworth CBD in minutes. Shops, supermarkets, cafes, pubs and entertainment, all only moments from the front door!
Rental estimate: $750 - $800 per week
Rates: Approx. $5,103 p.a.
Online Timed Auction Closing: Thursday 24th September, 1pm
Link to Register: https://buy.realtair.com/properties/292887
Listing description written by Stuart Southwell, Southwell Property — reproduced as published, not verified by Districts.
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