161 New Winton Road Westdale NSW 2340

40-hectare farm 8km from Tamworth | 3-bedroom house with rainwater storage | level grazing land with two dams | suited to lifestyle buyers or small-scale agriculture This property offers a rare combination of scale and proximity: 40 hectares of level to gently undulating land within 8 kilometres of a regional city centre. For a buyer seeking a manageable rural holding with immediate occupancy, the existing house—solid, with reverse cycle air conditioning and ceiling fans—reduces upfront capital outlay. The water infrastructure, including two dams, town water to two paddocks, and 45,000 litres of rainwater storage, provides operational resilience for livestock, horses, or small-scale agriculture. The property serves best the buyer who values a balanced lifestyle, wants to avoid the cost of a larger mixed farm, and is prepared to invest in cosmetic updates to build equity. The primary risk is the house’s condition: described as comfortable but dated, it will require renovation expenditure to achieve modern standards or rental returns. No flood or bushfire overlay data is available, which warrants due diligence given the rural setting. The opportunity lies in the land’s versatility and the absence of a disclosed reserve, which may allow disciplined negotiation. For a buyer, this property should be held as a lifestyle base or entry-level rural holding, with a medium-term view to either improve the residence or subdivide if zoning permits.