42/170 John Gorton Drive, Coombs ACT 2611

42/170 John Gorton Drive, Coombs ACT 2611
2-bed, 1-bath, 1-car apartment | 69 m² with EER 6 | FTTP connected | Modern Coombs complex | Typical investor-grade unit This unit sits squarely in Coombs’ mainstream apartment market, which is dominated by compact, energy-efficient two-bedroom homes built for first-time buyers, downsizers, and investors. The 69 m² layout is functional and consistent with what the suburb offers, and the EER 6 rating keeps running costs moderate. The building itself is part of a larger complex with shared amenities like a pool, gym, and BBQ areas, which adds lifestyle appeal without inflating strata fees beyond what is typical for this pocket of the Molonglo Valley. It serves best as a low-maintenance entry point for someone wanting modern finishes, good connectivity, and proximity to schools, trails, and local shops. The main factors that might shape its value are the abundance of similar units in the same building and the broader Coombs area, which can make resale competition tight. The market here is slower-moving, averaging over two months to sell, so pricing needs to be realistic from the start. However, the FTTP connection and strong rental demand — driven by proximity to amenity and infrastructure — may support steady capital growth over time. A buyer should weigh the unit’s standard configuration against the ongoing development in the area, which could either boost convenience or add supply pressure, depending on how quickly new projects come online.
Detailed Independent Property Report prepared  by PropCred Analyst team for 42/170 John Gorton Drive, Coombs ACT 2611
Checks found:
Value Risk
Liquidity Risk ! 1
Planning Risk
Income Risk 2
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; 3/170 John Gorton Drive sold $335,610 in 2023 | Property Price Band: $480,000–$580,000 | Value Drivers: modern condition, EER 6 efficiency, rental yield potential

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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