10 Numiari Street, Bonner ACT 2914

Medium energy rating | building coverage at 48% | elevated position with no overlays | pool and gym add holding cost The decision hinges on the 4.5 energy star rating-this exposes the buyer to higher-than-expected utility costs in a climate-controlled house, directly reducing net yield if tenanted or monthly cash flow if owner-occupied. The 48% building coverage and 9m roof height suggest the structure dominates the lot, limiting future extension options without consent. The pool and private gym are lifestyle features that, while desirable, carry ongoing maintenance liability that must be factored into the holding budget. The property is best held as a long-term family home where premium finishes and layout justify the premium location, not as a high-turnover investment. The competitive edge lies in the rarity of a fully fenced, 261m² contemporary home with raked ceilings and ducted air on a 540m² lot in a low-growth suburb with no hazard overlays-this combination is uncommon in Bonner and appeals to families prioritising space and amenity over land banking. The 3.07m raked ceilings, gas cooktop, and NBN FTTP support a premium owner-occupier segment that values comfort and connectivity. For the buyer seeking a turnkey residence with immediate livability and sunset views, this house offers a strong position against newer stock missing the same interior volume. The closest comparable sales in Bonner for four-bedroom houses on similar lots confirm the listed range is tight; this property’s elevated orientation and pool justify a minor premium over those transactions, reinforcing the value case for a serious buyer to proceed with due diligence.