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
5
Bedrooms
2
Bathrooms
4
Car spaces
1,076 m²
Land
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
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 Hayman PartnersWell located in arguably one of the most sought after pockets of Hughes. This renovated family home is situated in an elevated position on a great block of over 1,075sqm. Boasting flexible living areas with a combination of hardwood and carpeted floors, including a generously proportioned sun drenched formal lounge, sun room and versatile dining / family room with built-in shelving. <br>
<br>The spacious, renovated kitchen with feature corian bench tops, island bench with LED lighting, feature stove and plenty of storage flows to the functional dining / family room and beyond to the immense semi enclosed outdoor entertaining deck. The additional rumpus / sun room makes the third living and an ideal space for the kids. <br>
<br>Accommodation includes five bedrooms, the master with ensuite, built-in wardrobes and a reading nook. Three of the other bedrooms are located on the main level all with built-in wardrobes and the fifth bedroom is segregated downstairs perfect for a kids retreat or home office. <br>
<br>
<br>Other features include huge double garage under the home, Ample storage areas (standing height), double carport, large windows, ducted reverse cycle heating & cooling and a modern bathroom with bath tub. The location within a short stroll to local schools, shops, golf course & Canberra hospital, makes this home an outstanding opportunity. Just move in and enjoy.
<br>
<br> Features Include:
<br>Highly desirable location
<br>Quiet loop street
<br>Easy care 1,076sqm block
<br>Reverse cycle heating / cooling
<br>Large full length windows
<br>Sun filled formal lounge with exposed beames
<br>Spacious rumpus / sun room with built-in shelving
<br>Family / dining area off kitchen with built-in shelving
<br>Large open plan modern kitchen
<br>Five bedrooms, master with ensuite upstairs
<br>Fifth bedroom downstairs
<br>Immense semi enclosed entertaining deck
<br>Oversize double garage with internal access
<br>Large double carport
<br>Large amount of storage under (standing height)
<br>Drip irrigation system
<br>Easy care landscaped gardens
<br>Stroll to parkland and nature reserves
<br>Easy access to Federal golf club
<br>Walk to local primary school with out crossing a road
<br>Minutes to Garran, Hughes, Curtin and Woden shopping precincts
<br>Rates: $3,489
<br>Land tax: $5,719
<br>Block size: 1,076 sqm
<br>Living area: 222 sqm
<br>EER: 1
<br>UCV: $598,000
Listing description written by Brett Hayman, Hayman Partners — reproduced as published, not verified by Districts.