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.
$1,650,000
Last sold
18 May 2026
5
Bedrooms
3
Bathrooms
4
Car spaces
870 m²
Land
265 m²
Building
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
Last sold
$1,650,000
18 May 2026 · derived via latest_sale
Local land rate: recorded House sales in Hughes (last 5 years) with land size have a median of $1,588/m² of land (n=15). 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.
Vs Hughes
+31.0%
Median sale
Suburb $1,260,000
-0.39 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.
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 Hayman PartnersDesigned to accommodate large or extended families with ease, this expansive Hughes residence delivers genuine space, flexibility, and quality throughout. Positioned directly opposite the school and within walking distance to Woden's growing precinct, the home presents a rare opportunity for buyers seeking a long-term address that balances family living with investment potential.
Set across two levels with generous indoor and outdoor spaces, the home offers beautifully proportioned living areas, character detailing, and modern comfort. The covered entertaining deck, extensive garaging, and lower-level rumpus provide options for family gatherings, independent living, or home-based work, all within a short walk of schools, shops, and the hospital precinct.
Property features include:
- Expansive formal and informal living areas with feature timber wall panelling and ornate cornice detailing in selected areas
- Ducted Mitsubishi heating and cooling system replaced in May 2020, with three zones and full automation for timed temperature control
- Vast open-plan kitchen, family, and meals area anchored by a substantial island bench with stone benchtops and a butler's pantry
- Generously sized bedrooms, including a light-filled master suite with ample built-in storage
- Multiple bathrooms, all well-appointed to service the upper and lower levels of the home
- Lower-level rumpus room with wall-mounted heater-an ideal retreat, games room, or extended living space
- Modern laundry, separate storeroom, and abundant built-in storage throughout the home
- Covered entertaining deck with built-in BBQ and spa
- Single freestanding garage plus an additional four-bay lock-up garage with internal access
- Landscaped gardens enhancing the home's street presence and outdoor appeal
- Conveniently located opposite St Peter and Paul Primary, close to Hughes Primary, Alfred Deakin High, Canberra College, and Malkara and Woden Special Schools
- Close proximity to Canberra Hospital and Westfield Woden Shopping Centre
EER: 4.0
Living Area: 265m² (approx.)
Rates: $4,769 pa (approx.)
Land Tax: $9,835 pa (approx.)
Land Size: 870m²
Land Value: $808,000 (2025)
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.