42/170 John Gorton Drive, Coombs ACT 2611

42/170 John Gorton Drive, Coombs ACT 2611
2 bed 1 bath 1 car | 100 m² total with 14 m² balcony | Reserve and pond views | Orion development, Coombs | Sold $530k Nov 2023 This unit holds a genuine edge in Coombs’ apartment market: the 86 m² internal floor plan is generous for a two-bedroom, and the 14 m² balcony with reserve and water outlooks gives it a lifestyle quality most comparable stock lacks. The Orion complex is well-placed within the Molonglo growth corridor, close to shops, trails, and schools, making it a strong fit for first-home buyers wanting space without land maintenance, or investors seeking steady rental demand in a newer precinct. Its configuration is not unusual, but the size and outlook lift it above standard entry-level product. Value may be shaped by the building’s higher density and shared-site charges, which could weigh on holding costs and long-term affordability. Floor level is not confirmed, so view permanence and noise exposure might vary more than expected. The 2023 purchase price of $530,000 suggests the market has already tested this unit’s appeal; nearby two-bedroom sales in late 2025 around $498,000 indicate some softening, though the superior internal area and balcony could justify a premium. || Comparable Sales: 34/170 John Gorton Drive sold $498,000 (Nov 2025); 29/170 John Gorton Drive sold $423,000 (Sep 2025) | Property Price Band: $480,000–$580,000 | Value Drivers: balcony outlook, generous internal layout, newer complex condition
Detailed Independent Property Report prepared  by PropCred Analyst team for 42/170 John Gorton Drive, Coombs ACT 2611
Checks found:
Value Risk
Liquidity Risk
Planning Risk 2
Income Risk ! 1
Execution Risk 2
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Market Insight

Coombs is a young, mid-sized market—median resident age 32, population 4,851—where demand is underpinned by local schools and a solid rental base: four-bedroom houses command $890 weekly. Yet price action is sharply negative. House values fell 19.91% over the year to a $910,000 median, while units slipped 2.88% to $675,000. Sales velocity is moderate: houses average 46 days on market, units 54, with annual volumes of 33 and 105 respectively. The house decline signals affordability pressure and weak buyer confidence. Units face the additional drag of a nationwide condo downturn. No future growth drivers are identified; the key risk is sustained capital erosion, particularly for houses.
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PropCred Estimated Value

Comparable Sales: 34/170 John Gorton Drive sold $498,000 (Nov 2025); 29/170 John Gorton Drive sold $423,000 (Sep 2025) | Property Price Band: $480,000–$580,000 | Value Drivers: balcony outlook, generous internal layout, newer complex condition

Bedrooms

2

Bathroom

1

Parking

1

Land

1.84 acres

Research & Review Prepared by Steve Dalton, Senior Analyst · Reviewed by Matt Proctor, Principal Analyst
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