17 Harold White Avenue, Coombs ACT 2611
17 Harold White Avenue, Coombs ACT 2611
High land tax liability | 6-star energy score | tight two-bedroom floorplan | rates nearly double the suburb median
The property carries a significant holding cost penalty. The combined rates and land tax figure of over $115,000 annually is not a listing error, it reflects a disproportionately high unimproved value for a 95m² townhouse, meaning the buyer is paying council at a commercial rate for a residential footprint. This compresses net yield below 3% at the current rental estimate and makes the property expensive to hold for any investor without a capital growth thesis. The 2018 build and 6-star rating do reduce ongoing maintenance costs but do not offset the fixed council burden. For an owner-occupier this is workable if the location and layout meet lifestyle needs, but as a passive hold, the numbers push the property into neutral or negative cashflow territory from day one.
What is competitively rare here is the combination of a 2018 build in a boutique complex with a 6-star EER within walking distance to Charles Weston School and the Molonglo Valley cycle network, attributes that are sparse in this price band. The layout favours a professional couple or downsizer who values thermal efficiency and lock-and-leave convenience over square metres. The lack of flood or bushfire overlay reduces insurance premiums relative to many Canberra fringe suburbs. The short days-on-market suggests room to negotiate but not distress. The next step is to obtain a formal valuation from a registered valuer to test whether the unimproved value is being appealed, and engage the agent directly to clarify whether the rates figure reflects a commercial zoning classification error.
Detailed Independent Property Report prepared by PropCred Analyst team for 17 Harold White Avenue, Coombs ACT 2611
Checks found:
Value Risk
1
Liquidity Risk
2
Planning Risk
2
Income Risk
2
Execution Risk
2
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Market Insight
Coombs presents a market in transition, with its unit segment demonstrating relative resilience compared to a significantly correcting house market. Demand is anchored by a younger demographic, with higher turnover activity concentrated in the more affordable unit sector. Recent conditions reflect pronounced affordability pressures, leading to extended selling periods and divergent capital growth trajectories between property types. Future performance will hinge on broader economic factors mitigating current valuation declines.
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PropCred Estimated Value
Bedrooms
2
Bathroom
1
Parking
1
Land
2.42 acres
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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