The Tamworth property market is a hidden gem, and one of the icons of investing in regional NSW.
Since the start of the 2020s, the Tamworth region has been one of the best-performing real estate markets in all New South Wales. While many investors gravitate towards coastal locations, inland Tamworth has been delivering far better returns.
But how has this inland city – best known for its links to country music and the Big Golden Guitar – become such a great place for homeowners to settle down and get on the market?
Tamworth profile
Located in the heart of New South Wales, Tamworth has grown to become one of the state’s principal inland cities. With a population of just over 65,000, Tamworth is the largest inland city in the state.
Tamworth is always bustling. This comes with it being considered the home of country music in Australia. The Tamworth Country Music Festival has grown to become one of Australia’s biggest music festivals bringing in some of the country’s biggest names from both Australia and the US. This cult phenomenon has helped the town grow into a regional hub as well as a big tourist draw.
Away from the music, Tamworth also sits as one of the biggest agricultural hubs in the country. It has a thriving equine industry and also boasts the largest livestock event facility in the entire southern hemisphere.
All this has helped Tamworth property trends explode with the city’s development straddling either side of the Peel River. It has helped the local region – Tamworth Regional Council – expand into an area that continues to grow.
General facts
Population: 65,908 (2024)
Dwellings: 27,727
Households: 25,341
Average Price Regionally: $510,000 (Jun 2024)
Tamworth Property Trends Explored
South Tamworth
The largest suburb in the city, South Tamworth is the main hub within the entire city. With around 6,500 residents, the area has a wide range of amenities and housing. This includes two major shopping centres, Tamworth High School as well as having the New England Highway running through its heart.
Having this variance of facilities has helped South Tamworth hit record highs in property value. As of June 2025, the average house price is $435,000 – up $35,000 from the year before but still well below the regional average. Units also sell strongly in the area with an average price of $290,000 – a value that has doubled since 2020.
Population: 6,565 (2023)
Average house price: $435,000 (Realestate.com.au, June 2025)
Average unit price: $290,000 (Realestate.com.au, June 2025)
Average house rent: $430 p/w (Realestate.com.au, June 2025)
Average unit rent: $300 p/w (Realestate.com.au, June 2025)
East Tamworth
Just to the southern edge of the CBD, East Tamworth is a sprawling suburb that merges into the country. Sandwiched between the Peel River and the Moonbi Ranges, the area snakes itself around the Oxley Highway with access to tourist sites such as the Australian Country Music Hall of Fame and the Powerhouse Motorcycle Museum.
With a mix of stunning scenery and excellent access, East Tamworth has some of the highest property values in the area. Average house prices here sit at $660,000 – well above what can be found across the river. For example, a 4-bedroom house here costs an average of $872,500 – nearly double the value of South Tamworth. It’s these types of figures that have helped Tamworth property trends boom in recent months. Unit prices are growing too, with the average value up nearly $30,000 from winter 2024 to 2025.
Population: 5,306 (2023)
Average house price: $660,000 (Realestate.com.au, June 2025)
Average unit price: $363,750 (Realestate.com.au, June 2025)
Average house rent: $490 p/w (Realestate.com.au, June 2025)
Average unit rent: $350 p/w (Realestate.com.au, June 2025)
North Tamworth
A largely residential suburb, North Tamworth has expanded significantly in recent years. With Tamworth Regional Hospital dominating the area, it has become one of Tamworth’s premier hotspots for growth in recent years.
This has been reflected in the sharp increase in house values in the area which now sell for an average of $625,000. This is a noticeable increase from June 2023 values which sat at $590,000. The average house rent of $530 per week is the highest in the area.
Population: 5,141 (2023)
Average house price: $625,000 (Realestate.com.au, June 2025)
Average unit price: $367,000 (Realestate.com.au, June 2025)
Average house rent: $530 p/w (Realestate.com.au, June 2025)
Average unit rent: $360 p/w (Realestate.com.au, June 2025)
West Tamworth
West Tamworth comes with a mixed profile, to say the least. The area is one of the hubs for the Tamworth Country Music Festival and is also home to Tamworth Airport. However, it also borders the town’s main industrial hub which makes it convenient for workers.
Being close to industrial areas means you can find some of the cheapest housing in Tamworth, but it’s always in demand. Average prices sit at $380k, considerably lower than found in other parts of the city. Despite this, property prices are growing – the average was $355k this time last year.
Population: 5,417 (2023)
Average house price: $380,000 (Realestate.com.au, June 2025)
Average unit price: $377,500 (Realestate.com.au, June 2025)
Average house rent: $400 p/w (Realestate.com.au, June 2025)
Average unit rent: $330 p/w (Realestate.com.au, June 2025)
Hillvue
Located on the southern edge of Tamworth, the suburb of Hillvue is fast becoming one of Tamworth’s most desired locations. With the town’s iconic Big Golden Guitar on its edge as well as the New England Highway, this leafy suburb is one of the first sights many people encounter when entering by car.
Having excellent access and iconic landmarks on its doorstep has made Hillvue one of the most sought-after property investment suburbs in Tamworth. The area has an average value of $620,000, eclipsing many of its neighbouring suburbs. From July 2024 to June 2025, the average property value has increased by 3% while rents have risen by 5%.
Population: 6,255 (2023)
Average house price: $620,000 (Realestate.com.au, June 2025)
Average house rent: $500 p/w (Realestate.com.au, June 2025)
Kootingal
Heading east of Tamworth itself, the small town of Kootingal gives a sense of peacefulness away from the city itself. Located 20km outside Tamworth, the small town is surrounded by the Moonbi Ranges to the north and the Cockburn River to the south. Its position on the Oxley Highway gives it easy access to all major facilities helping to sustain a population of around 2,000.
Despite its smaller reputation, house prices in Kootingal are on the rise. The average house price sits at $564,000 – a huge increase of 15.8% over the last year. This further echoes the trend that the Tamworth region is on the rise.
Population: 2, 313 (2023)
Average house price: $564,000 (Realestate.com.au, June 2025)
Average house rent: $450 p/w (Realestate.com.au, June 2025)
Average House Price: $487,000
Average Rental Figure: $420 p/w
Manilla
Despite being 40km from Tamworth, the tourist town of Manilla has also had an impact on Tamworth property trends. The town of just over 2,000 regularly draws new eyes thanks to its spot in the Namoi River Valley on Fossickers Way. With rolling hills and large forests surrounding the town, it has become a picturesque backdrop for prospective buyers looking for a quieter hub in the greater Tamworth area.
Despite its attractive setting, house prices in Manilla are typically lower than many parts of the Tamworth region with an average property value of $380,000. On average, a 3-bedroom home will sell for around $360,000 – considerably lower than other towns like Kootingal or Nemingha.
Population: 2,386 (2023)
Average house price: $380,000 (Realestate.com.au, June 2025)
Average house rent: $410 p/w (Realestate.com.au, June 2025)
Conclusion
Thanks to its cultural ties and thriving industries, Tamworth is continuing to grow as one of the premier inland hubs of New South Wales. With this growth, it has seen prices across the city continue to surge and hit new heights. Whether it’s houses near big landmarks or further out enjoying a slice of picturesque countryside, Tamworth continues to be one of New South Wales’ brightest sparks in the property game. It’s why many people hope that Tamworth property trends continue to perform strongly for years to come.
To seek out the best options for purchasing a home, speak to a Wisebuy home loan broker for guidance today.
Our property experts can give you all the advice you need to work out the best way to get on the property ladder today. Speak to our team today to see how they can help you find a home in one of New South Wales’ fastest growing towns.
More Information:
