Hughes at a glance
3,159
People
$1,260,000
Median sale
$400/wk
Median rent
1.65%
Suburb gross yield
Median sale from 5 recorded sales (last 12 months) — a Districts calculation.
$1,399,000
For sale
Asking
3
Bedrooms
2
Bathrooms
2
Car spaces
Districts View
No upside evidence detected in the data Districts holds for this lot.
No detected risks — but see the checklist: absence of evidence is not an all-clear.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Asking
$1,399,000
Asking
No recorded sale for this property.
Hughes at a glance
3,159
People
$1,260,000
Median sale
$400/wk
Median rent
1.65%
Suburb gross yield
Median sale from 5 recorded sales (last 12 months) — a Districts calculation.
Vs Hughes
+11.0%
Median sale
Suburb $1,260,000
-0.16 pp
Gross yield
Suburb 1.65%
Suburb median $1,260,000 from 5 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$66,682 on top of the price (4.8% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: Australian Capital Territory schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Pre-filled with Hughes's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
Planning
Planning data is being calculated
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
ACTPlanning layers have not been retrieved for this property yet. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” Nearby development applications are not loaded for this property.
Rental
No advertised rent is recorded. Suburb median rent $400/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. Nearby development applications are not loaded for this property. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Gross yield if leased at the suburb aggregate is 1.5%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. Net yield / holding costs are not estimated outside NSW without inventing land tax.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
1 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownNearby development applications are not loaded for this property.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. This jurisdiction has no comparable official bond series in the free set.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownDevelopment applications have not been queried for this parcel.
Statutory land value versus ask
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
Hughes at a glance
3,159
People
$1,260,000
Median sale
$400/wk
Median rent
1.65%
Suburb gross yield
Median sale from 5 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Hayman PartnersTucked away in a highly convenient Hughes setting, this well-maintained dual occupancy residence has been thoughtfully updated and designed to suit modern lifestyles. With unique architectural design and updated interiors, the home offers seamless indoor/outdoor connection, quality inclusions and a functional two-storey layout ideal for professionals, downsizers and young families alike.
With new carpets in the bedrooms and thoughtfully refreshed, the home presents beautifully from the outset, offering buyers a move-in ready opportunity with nothing left to do but settle in and enjoy. At the lower level, a well-appointed kitchen offers excellent storage and everyday practicality, and a light-filled open plan living and dining area at the heart of the home creates an inviting space to relax or entertain, while enjoying the added touch of luxury with under-tile heating and effortless connection to a private courtyard. The privately positioned master suite is also located on the lower level and features built-in robes alongside its own ensuite. Upstairs, two additional bedrooms with built-in robes are serviced by the main bathroom, complete with under-tile heating. Internal access from the garage and the inclusion of a downstairs powder room further elevate the home's functionality.
Adding to the home's long list of practical features is its strong focus on energy efficiency and year-round comfort. Equipped with solar panels and double glazed windows, the residence has been thoughtfully enhanced to improve thermal performance, reduce energy consumption and create a quieter, more comfortable indoor environment. Combined with reverse cycle heating and cooling throughout, the home offers an efficient and low-maintenance lifestyle without compromising on comfort or convenience.
Features
• Well-maintained dual occupancy residence in sought-after Hughes
• Three generous sized bedrooms, all with built-in robes
• Privately positioned master suite on lower level with ensuite
• Two additional bedrooms upstairs
• Main bathroom upstairs plus additional downstairs powder room
• Open plan living and dining spaces filled with natural light
• Reverse cycle heating and cooling throughout
• Under-tile heating in bathroom and main living area
• Well-appointed kitchen with excellent storage
• Fresh new carpets throughout
• Private landscaped courtyard ideal for entertaining
• Internal access from garage
• Solar panels for improved energy efficiency, currently attracting the maximum rebate
• Security alarm system
• Low-maintenance lifestyle opportunity
• Proximity to public transport
• Moments to Hughes Shops, schools and Canberra Hospital
• Easy access to Woden Town Centre and surrounding amenities
Rates: $4,269 pa (approx)
Land Tax (if not the primary place of residence): $6,477 pa (approx)
EER: 6.0
Upper Level Living: 41.9m²
Lower Level Living: 102.5m²
Nearby
• Hughes Primary School
• Garran Primary School
• Alfred Deakin High School
• Canberra College
• Hughes Shops
• Red Hill Nature Reserve
• Westfield Woden
• The Canberra Hospital
Listing description written by Brett Hayman, Hayman Partners — reproduced as published, not verified by Districts.