38 Bell Street, South Tamworth NSW 2340

| Duplex on one title | dual income under 400k | low site coverage | high rental yield potential | long-term tenant in place | The property’s primary competitive strength lies in its duplex configuration on a single title, offering two separate income streams from a single purchase. With one unit tenanted at $175 per week and the second unit expected to achieve $200 per week after vacancy, the combined yield of approximately 4.8% is notably above the suburb average. The low 21% site coverage on an 816m² lot indicates significant land value, and the absence of bushfire, flood, or heritage overlays reduces regulatory risk. This property is best suited to an investor seeking immediate cash flow with medium-term capital growth potential, particularly one comfortable managing a dual-occupancy holding. The key risk is the age and condition of the units, as the marketing explicitly notes that updates are required to maximise returns. The low roof height of 4m and dated configuration may limit renovation scope, and the $4,800 annual council rates are a material holding cost relative to current income. However, the opportunity lies in the low entry price under $400,000 for a duplex, which is rare in the current market. A buyer should plan to hold for a minimum five-year period, using the dual income to offset holding costs while gradually improving the units to lift rental yield toward 5.5% or more.