TAMWORTH
Investor score
44
Liveability score
37
Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.
Median price
Real$625,000
NSW VG · 2026
Rent yield
Real4.0%
computed from govt data
Annual growth
Real-10.1%
annualised from govt data
Vacancy rate
Est.1.9%
modelled estimate
AI insights for TAMWORTH
Investment analysis, risks & comparisons
TAMWORTH shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.
Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.
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Median rent
$480/wk
NSW Fair Trading · Apr 2026
Demand change
+1.8%
annual shift
Yield × growth index
-3.0
combined signal
Net yield (est.)
3.95%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+9.6%
est. compound, long-run avg
10-yr growth (CAGR)
+3.7%
est. compound, long-run avg
Rental demand
43 / 100
Moderate demand
Supply pipeline
Est.0.4%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
TAMWORTH is a NSW suburb offering moderate rental yield and moderate price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.
Highlights
- Rental yield 4.0% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- Below-average growth — limited capital appreciation signal
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,468/wk
$41k taxable p.a.
Renters
33.5%
62.7% owner-occupier
Median age
38.0 yrs
Unemployment
4.4%
Population growth
+0.6% p.a.
Investor-owned
11.0%
of all dwellings (ATO)
Houses
86%
3% apartments
Degree qualified
30.5%
bachelor's or higher (ABS)
Work from home
14.4%
of employed residents (ABS Census)
Median lot size
1.9 ha
Large block
Household size
2.5 persons
avg per dwelling (ABS Census)
Short-term rental
1.5%
Mostly long-term tenants
Market activity
Distance to CBD
282.0 km
Regional
Days on market
72 days
Slower market
Auction clearance
30.5%
Buyer's market
Walkability
0 / 100
Car-dependent
Coastal proximity
187.4 km
Inland
NBN technology
Fixed WirelessRegional — wireless tower
Population density
77/km²
Rural / semi-rural
Schools in postcode 2340
🏫Primary (17)
Catholic · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Outer Regional
Government · Yrs K-6 · Outer Regional
Catholic · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Outer Regional
Catholic · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Outer Regional
Government · Yrs K-6 · Inner Regional
Independent · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Outer Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Outer Regional
Government · Yrs K-6 · Inner Regional
Government · Yrs K-6 · Inner Regional
🎓Secondary (5)
Farrer Memorial Agricultural High School
Government · Yrs 7-12 · Inner Regional
Catholic · Yrs 7-12 · Inner Regional
Government · Yrs 7-12 · Inner Regional
Government · Yrs 7-12 · Inner Regional
Government · Yrs 7-12 · Inner Regional
📚Combined (2)
Independent · Yrs K-12 · Inner Regional
Carinya Christian School Tamworth
Independent · Yrs K-12 · Inner Regional
⭐Special (2)
Government · Yrs U · Inner Regional
Government · Yrs U · Inner Regional
ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.
Liveability & safety
Safety index
Safe0.0 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Below average26 schools in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
22
/ 100
Established suburb with stable demographics. Consistent demand but lower gentrification upside.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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