Tamworth sits in the NSW New England region roughly 410 km north-west of Sydney, in postcode 2340. The reading is SEIFA decile 4 at IRSAD 941, in the 31st state percentile within New South Wales.
ABS 2021 IRSAD release. Score 941 (national mean = 1000).
Decile 4 is the lower end of the mid-band. The 941 IRSAD score sits below the national mean of 1000, and the 31st state percentile reflects a regional centre with a profile broadly similar to other inland NSW cities. Tamworth is the largest centre in the New England region, with a diversified employment base that includes health, agriculture, transport-logistics, and a meaningful events and tourism economy (the Tamworth Country Music Festival being the largest single anchor). PropertyRanker uses SEIFA as a primary signal for economic_strength, hazard_risk, and entry_point_risk. A decile 4 reading places Tamworth just below the national mean on those three criteria. What partially balances it for the suburb is the role of infrastructure investment, particularly around the regional airport, hospital expansion, and road upgrades, which feed into demand_pressure rather than into the SEIFA signal. The strategy match for 2340 typically leans Yield or Regional. The Regional strategy's 7% gross-yield anchor is reachable on a narrower share of stock, and the Yield anchor of 6% is meet-able on most older detached housing in central Tamworth. The risk read is that regional infrastructure cycles run on different timeframes from metropolitan ones, and the yield-on-paper number can be sensitive to a single capital project's delivery.
According to PRD Research's 1st Half 2026 market update for postcode 2340, Tamworth recorded a median house price of $650,000 in Q1 2026, representing annual growth of 21.5% from Q1 2025. House sales volumes fell by 17.6% over the same period to 234 sales, and the vacancy rate edged up to 1.6% from 1.3% a year earlier, signalling a market that is still undersupplied but showing early signs of softening demand. Vendor discounting of around 4.2% and days on market extending well beyond the 2024 historical low of 22 days point to a cooling rather than hot market, consistent with a 'cool' temperature reading.
Anchor points pulled per refresh from publicly available suburb profiles. Approximate; not a moving average.
Vacancy rose from 1.3% to 1.6% year-on-year and days on market have extended significantly from the 2024 historical low of 22 days, with vendor discounting stable at around 4.2%, placing the market in 'cool' territory with two of three signals softening.
Sources: Tamworth Property Market Update 1st Half 2026 (2026-05-01); Tamworth Property Market Update 1st Half 2025 (2025-05-01); PRD Tamworth Property Market Update 1st Half 2024 (2024-05-01); North Tamworth House Prices & Property Trends — propertyvalue.com.au (2026-01-01); Tamworth NSW 2340 Property Market and House Prices 2026 — htag.com.au (2026-01-01) · Refreshed 7 Oct 2026
PropertyRanker scores any Australian property against 12 criteria across three pillars: Growth, Cashflow, and Risk. SEIFA is a primary signal for economic strength and a supporting one for entry-price risk. It also informs the crime side of hazard risk, though physical overlays like flood, bushfire and coastal exposure, and recorded crime data where available, take priority there. The decile of 4 shown above gives a listing in Tamworth a broadly mid-band starting line on economic strength and entry-price risk relative to the national median postcode.
On top of that, PropertyRanker chooses one of four strategies (Balanced, Growth, Yield, Regional) and applies a per-strategy yield anchor. The anchors are 3.5% for Growth, 5% for Balanced, 6% for Yield, and 7% for Regional. A mid-band postcode does not favour one strategy outright; Balanced (5% anchor) is the common fit, with Yield (6%) reachable where a specific listing rent-to-price ratio supports it.
Read the scoring guide for the full criteria list and how the verdict thresholds work.
Tamworth's postcode 2340 covers a broad geography. SEIFA cannot tell you which side of the city a listing sits, the flood overlay along the Peel River, or the proximity to the hospital and TAFE precincts. The body corporate health on any unit purchase, and the actual condition of older detached stock, both matter more in this postcode than the macro signal. Score the listing in PropertyRanker for a verdict that accounts for these.
The data positions Tamworth as a regional centre with a mixed but functional economic base, not a high-growth metropolitan market. Its SEIFA IRSAD score of 941 sits below the national mean of 1000 and places it in the 31st state percentile within NSW, which PropertyRanker registers as a moderate drag on its economic_strength and entry_point_risk criteria. The suburb's diversified employment across health, agriculture, transport-logistics, and events tourism partly offsets that reading, but investors should score individual listings rather than assume the suburb as a whole clears any particular threshold.
The data most commonly aligns Tamworth with the Yield strategy (gross-yield anchor around 6 percent) and, on a narrower share of stock, the Regional strategy (anchor around 7 percent). The Capital Growth strategy's lower yield anchor of around 3.5 percent relies on strong SEIFA readings and metropolitan demand dynamics that Tamworth's decile 4 profile does not consistently support. Run the score on a specific listing to see which strategy it clears, because the result varies considerably by property type and location within the postcode.
Three risks stand out in the data for this suburb. First, the below-average SEIFA score applies a negative weight to economic_strength, hazard_risk, and entry_point_risk simultaneously, compressing the overall score before any other factor is considered. Second, flood exposure is a documented hazard in the Tamworth Regional LGA, with the NSW SES Local Flood Plan noting that Tamworth city is considered flood prone, and Tamworth Regional Council's own Flood Risk Management Plan identifying parts of the urban area, including East and North Tamworth, as subject to overland flow risk. Third, the yield-on-paper figure for regional centres like this one is sensitive to the timing of infrastructure projects, so a single capital project's delay can shift effective demand pressure quickly.
Infrastructure investment feeds into PropertyRanker's demand_pressure criterion rather than into the SEIFA signal, so it can partially offset the decile 4 drag without changing it. Tamworth has seen substantial public health investment in recent years, including the completed $211 million Tamworth Hospital Redevelopment Stage 2 and an ongoing new mental health unit under construction. The Tamworth Regional Airport, owned and operated by Tamworth Regional Council, runs daily return services to Sydney and Brisbane, supporting the regional connectivity that underpins demand. These are positive inputs to demand_pressure, but they run on government funding cycles that do not always track property market timing, so investors should verify project completion status when scoring a listing.
PropertyRanker scores each listing across twelve criteria, with SEIFA acting as a primary signal for three of them: economic_strength, hazard_risk, and entry_point_risk. For Tamworth, the IRSAD score of 941 at decile 4 sets a below-average baseline on those three criteria for every listing in postcode 2340. The remaining criteria, including demand_pressure, draw on infrastructure, connectivity, and local planning context specific to the listing's position within the suburb. Because scores are calculated at the listing level, two properties in the same postcode can return meaningfully different results depending on flood overlay exposure, proximity to the CBD, and property type.
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