22 Macgregor Street, West Tamworth NSW 2340
22 Macgregor Street, West Tamworth NSW 2340
Renovated 1980 brick-and-tile on 749m² | 3-bed, 1-bath, 2-car with shed and solar | Catchment to Hillvue and Peel High | Single-level family layout with rumpus and sunroom | Wide gap between asking and automated estimates.
This house stands out for its unusually generous footprint relative to its modest three-bedroom, one-bathroom configuration. The 294m² building size, which includes a rumpus room, enclosed sunroom, and double-bay shed, gives it a versatility rarely found in typical West Tamworth stock. The solid brick-and-tile construction from 1980 has been thoughtfully modernised—updated bathroom, new tiling, near-new carpet, and a timber walk-in wardrobe in the main bedroom—so a buyer steps into a finished home rather than a renovation project. Solar panels and evaporative cooling add practical running-cost benefits. The 749m² lot is larger than the suburban norm and sits adjacent to parkland, which strengthens its appeal for families or tradies wanting space for a workshop and yard without sacrificing proximity to schools. This property serves first-home buyers seeking a move-in-ready house with room to grow, or investors targeting established detached housing with strong rental demand in a catchment-served pocket.
The most significant factor affecting value is the disconnect between the asking price and what comparable sales and rental evidence suggest the market will support. While the renovation quality and land size justify a premium over unrenovated stock, the price may outpace what local buyers currently pay for a three-bedroom, one-bathroom house, even one with this much space. The 2015 purchase price of $217,000 provides a historical anchor, but the market has shifted considerably since then. The rental estimate of $460–$495 per week indicates solid income potential, yet the yield relative to the asking price may be thinner than an investor would accept. Buyers should weigh the value of the shed, solar, and finished interior against the possibility that the price reflects aspirational positioning rather than settled market reality. A cautious approach to negotiation, grounded in recent sales of similar renovated houses on comparable lots, would be prudent.
|| Comparable Sales: 4 MacGregor St (4-bed, 2-bath, 3-car) listed at $580/week, not a direct sale comp; 2015 sale of subject at $217,000 | Property Price Band: $500,000–$600,000 | Value Drivers: Renovated condition, 749m² land with shed, solar and school catchment proximity
Detailed Independent Property Report prepared by PropCred Analyst team for 22 Macgregor Street, West Tamworth NSW 2340
Checks found:
Value Risk
Liquidity Risk
2
Planning Risk
Income Risk
2
Execution Risk
2
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Market Insight
West Tamworth is positioned as an entry point for the market, attracting first home buyers with its affordability and established housing stock. Demand is driven by these buyers seeking houses, supported by consistent sales activity and rising rental rates. Recent price trends show strong growth, with a market moving quickly as indicated by low days on market. Future drivers include sustained buyer interest and rental demand, though the market’s sensitivity to broader economic conditions remains a key consideration for its trajectory.
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PropCred Estimated Value
Comparable Sales: 4 MacGregor St (4-bed, 2-bath, 3-car) listed at $580/week, not a direct sale comp; 2015 sale of subject at $217,000 | Property Price Band: $500,000–$600,000 | Value Drivers: Renovated condition, 749m² land with shed, solar and school catchment proximity
Bedrooms
3
Bathroom
1
Parking
2
Land
749m²
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