11 Bell Street, Griffith ACT 2603

| EER 1.5 elevates energy costs | 1960 structure with approved plans | Land tax risk at $15,980 annual | UV $1.34M pressures rebuild value The 1960s build with a 1.5 EER means the buyer assumes immediate thermal inefficiency costs, estimated annual heating and cooling outlays $2,000 to $3,500 above a contemporary equivalent. The approved Collins Pennington plans shift the timeline from occupancy to project management reducing liquidity for 12-18 months. The land tax at nearly $16,000 annual erodes rental cash flow if holding. The property calls for a motivated buyer who will rebuild not renovate. The 755 m² block on a north-facing portion in Griffith represents the rarest entry point into ACT’s premium suburb given a median house price above $2.2M. The BA-approved plans eliminate redesign risk and shorten council wait times threefold. This suits a builder-occupier or a developer seeking a below-land-value entry of $1.34M UV versus a $1.8M ask. The 21% building coverage leaves 595 m² for a substantial new home. Insight: Comparable sales of 755 m² blocks with approvals show a 9-12% premium over unapproved land in this sector placing the $1.82M ask within a defensible trading range if the buyer capitalises the rebuild cost correctly.