204/1 Elouera Street, Braddon ACT 2612

204/1 Elouera St Braddon | 52sqm + 8sqm balcony | Midnight complex | 6.0 EER | underground parking included This unit occupies a specific niche in Braddon’s market: a compact one-bedroom in a premium building with genuine luxury amenities, including a 25m lap pool and sauna, rare at this price point. The 6.0 energy rating, double-glazed windows, and motorised blinds reduce ongoing costs and improve comfort-uncommon for a unit this size. At an estimated value between $385k and $515k, the current listing sits well below the 2024 sale price of $465k, which suggests either a motivated vendor or a market correction that a buyer can exploit. The property suits an investor chasing a 5.5–6.5% gross yield with strong rental demand from young professionals, or a first-home buyer wanting walkable CBD access without sacrificing build quality. The primary risk is that the 2024 sale at $465k may have set an unrealistic benchmark; the current market shows a 56-day average selling period and zero auction clearance, indicating softening demand. Strata fees at $905.75 per quarter are not excessive for a building with a pool and gym, but the sinking fund contribution should be verified for adequacy. The heritage overlay flagged on the lot requires a check via actmapi-this could restrict future modifications but is unlikely to affect a strata unit. The light rail stop next door and 5-minute walk to the CBD give this property a structural advantage that will hold value even in a cooling market. Hold it as a long-term rental or a low-maintenance owner-occupier base in a growing inner-north precinct.