1605/31 Woods Street, Darwin City NT 0800

16th-floor harbour views | resort hotel lease | 116m² two-bedder | secure parking included This apartment’s competitive edge is its ongoing lease with Oaks Hotels & Resorts, which removes vacancy risk and provides a predictable income stream for an investor. The 180-degree harbour and coastline views from the 16th floor are rare in Darwin’s CBD and underpin the unit’s appeal to both corporate tenants and eventual owner-occupiers. The 116m² internal area is generous for a two-bedroom apartment, and the building’s resort facilities-pool, gym, café, restaurant-make it a strong contender for professionals seeking lock-and-leave living. The property suits an investor prioritising yield and low management effort, or a buyer who values a premium position in a central, amenity-rich location. The risk is the lease’s no-expiry structure, which limits the buyer’s ability to occupy or sell with vacant possession without a 90-day notice period; this reduces flexibility for owner-occupiers and may narrow the resale pool. Body corporate fees at $1,744 per quarter are high and will eat into net returns, while the council rates add another $440. The building’s tenure split-68% of owners holding for over a decade-suggests low turnover and a stable but potentially illiquid market. On the opportunity side, recent comparable sales show growth of 6.5% to 30% annually, and the $545k guide sits near the estimated value, implying limited upside unless rents rise. Hold this property for steady rental income and capital preservation, not for flipping.