70 Niagara Street, Armidale NSW 2350

Dual occupancy on 1,329m² | central Armidale | 5-bedroom income split | 4-5% gross yield potential This property’s competitive strength lies in its dual-occupancy configuration on a single large block, a rare format that delivers two separate rental incomes from one purchase. For a buyer seeking immediate cash flow without subdivision complexity, the combined $780-$900 per week rental appraisal offers a 4-5% gross yield in line with the suburb average, but with lower vacancy risk than a single dwelling. The 1,329 m² lot in central Armidale provides optionality: hold for dual income, adapt for multi-generational living, or pursue future development subject to council approval. This property serves best an investor prioritising yield and land banking, or a family wanting self-contained accommodation for dependents. The primary risk is that future development potential remains entirely council-dependent, which limits exit flexibility and adds holding cost if plans change. The buyer should verify council zoning and any encumbrances before committing. The 2024 sale without disclosed price and the property’s marketing for SIL/SDA use suggest a niche positioning that may narrow the resale pool. Commercially, the opportunity is to lock in a central block with dual income now, while the land appreciates with Armidale’s 11.7% growth trend. Hold for yield and land value; only develop if council appetite is confirmed.