1 Turtle Rock Street, Harrison ACT 2914

Early exit risk / auction advantage lost | no bushfire or flood exposure | rates tight on yield | buyer paid for convenience not competition The sale prior to auction removes competitive tension, meaning the buyer likely paid a premium to secure certainty over price discovery. At an estimated 3.68% rental yield this property functions better as a long-term hold for an owner-occupier than an investment, since the land tax liability of $5,820 materially compresses net returns. The 4.5 EER and FTTP connection reduce holding costs and future capex risk, making this a defensible buy for a family prioritising school catchments and low-overlay land. Its competitive strength is the rare combination of priority enrolment across three schools within 1km, no overlay constraints, and a 45% building coverage on 508m² future subdivision potential is plausible. This suits a buyer with children wanting a decade-plus hold in a 70% owner-occupied street. Comparable sales indicate a 90% price appreciation over 14 years from the 2011 transfer at $555,000, compressing annual growth to roughly 4.7% before costs, which aligns with Canberra’s moderate capital growth profile and validates the current valuation around $1.06m as fair but not distressed. Start with your borrowing capacity and school enrolment timeline, then commission a formal valuation to confirm the $1.06m mid-estimate holds weight before exchanging.