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.
ACT › Hughes › Birdwood St
3
Bedrooms
2
Bathrooms
2
Car spaces
762 m²
Land
165 m²
Building
Districts View
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
Last sold
No recorded sale price for this property yet.
Local land rate: recorded House sales in Hughes (last 5 years) with land size have a median of $1,598/m² of land (n=16). Districts calculation from recorded sales — not a valuation.
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.
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.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. 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 Blackshaw ManukaTucked away in one of Hughes' most peaceful streets, 25 Birdwood Street is a private garden sanctuary where winding paths, hidden sitting nooks and leafy vistas create a home that feels like a retreat.
Designed for those who love to potter, entertain and unwind outdoors, the enchanting gardens unfold in layers - meandering grapevines drape gracefully over the pergola, a charming fish pond adds a tranquil touch, and multiple secluded seating areas invite quiet morning coffees or long afternoon lunches. The wonderfully private hardwood rear deck, complete with a retractable café awning, offers year-round alfresco entertaining surrounded by greenery.
Inside, the home is warm, welcoming and beautifully refreshed. Recently repainted in contemporary tones, it showcases polished Tasmanian oak floors, quality window treatments throughout and generous proportions at every turn.
Multiple skylights floods the main living area with natural light, enhancing the sense of space and connection to the gardens beyond.
At the heart of the home, the excellent kitchen features black granite benchtops, a 900mm gas cooker and electric oven, walk-in pantry and abundant storage - all enjoying delightful garden outlooks. The adjoining living and a generous dining room provides ample space for family gatherings and entertaining all the while flowing effortlessly to the rear deck, creating a seamless indoor-outdoor connection.
A secondary living space at the front of the home provides wonderful flexibility, complete with a custom glass pivot door allowing you to close the room off when desired - perfect as a media room, formal lounge or children's retreat.
Accommodation comprises three large bedrooms, including a spacious primary suite featuring a walk-in robe, fresh white-tiled ensuite and a gorgeous bay window reading nook - the perfect private escape. The additional bedrooms are well-sized and serviced by a beautifully presented main bathroom.
Underneath the home you'll find a huge single garage, substantial under-house workshop and storage area, plus the added convenience of a carport. And tucked in the back, the cutest work from home cottage, with bi-folding cedar doors and separate AC unit, and its own covered deck.
The location is equally appealing - within walking distance to Hughes Primary School via the underpass (no roads to cross), moments to local shops, close to Canberra Hospital and with easy access to nearby bush trails. You're also just minutes from the vibrant Inner South precincts of Manuka and Kingston.
A rare opportunity to secure a beautifully maintained home where the gardens truly steal the show.
* 3-bedroom ensuite home with single garage and carport
* Ducted gas heating, RC air conditioning, ducted evaporative cooling, ceiling fans to bedrooms
* Freshly presented, paint, flooring all in exceptional condition
* Quality bathrooms, large bath in the ensuite, generous shower recesses
* Separate work from home cottage in the back garden, perfect artist studio with natural light, individual split-system heating + cooling, bi-folding doors onto deck
* 5kw 20 solar panels
* Sensational kitchen, walk in pantry, granite benchtops, 900mm gas cooker and electric oven
* Multiple V luxe skylights
Land Size: 762sqm (approx.)
Living Size: 165sqm internal, plus 35sqm garage and 17sqm carport (approx.)
Rates: $1,400pq (approx.)
Land Tax: $11,965pa (approx.)
UCV: $1,000,000 (2025)
EER: 1.0
Disclaimer: All care has been taken in the preparation of this marketing material, and details have been obtained from sources we believe to be reliable. Blackshaw do not however guarantee the accuracy of the information, nor accept liability for any errors. Interested persons should rely solely on their own enquies
Listing description written by Louise Harget, Blackshaw Manuka — reproduced as published, not verified by Districts.