21 Anchorage Street, Harrison ACT 2914

| 472m2 block on a busy road | 4.5 EER is mediocre for newer build | Unrenovated since 2007 sale | School catchment may shift | No heritage overlay protection | This property suffers from a fundamental mismatch. The $830 per week rental midpoint implies a gross yield of only 3.7% on the asking price, yet the unimproved value of $513,000 suggests the land component is over half the total cost. That imbalance signals you are paying a premium for location and newer construction but losing on capital efficiency. The 52% building coverage is high for a 472m2 block leaving minimal outdoor redevelopment potential. Unless you are owner-occupying for the school catchment—Throsby and Harrison schools are strong—this does not work as an investment. Hold only if you can improve the EER or subdivide later, both unlikely given the lot shape and 5m roof height detected in 2025. The competitive advantage here is the 246m2 internal floor area across four bedrooms with ducted reverse-cycle air conditioning and a vacuum system, which rare for this bracket in Harrison. The NBN Fibre to Premises and 5G coverage support remote workers, a demographic Gungahlin targets. This house suits a family who values move-in condition over upside, particularly those prioritising established schools and minimal renovation risk. But the 2019 sale at $730,000 followed 156 days on market; the current price demands 61% growth in six years, which outpaces local averages. For credibility, the comparable at 19 Anchorage Street with similar specs but slightly larger block is estimated at $1,117,000, reinforcing that this listing sits 5% above its natural ceiling. The decision hinges on whether you can negotiate to around $1,100,000. If the vendor holds firm, walk. If they flex, secure a building inspection for the non-ducted heating system and verify the 4.5 EER under real ACT conditions. Your next step is to request the contract and compare finalised 2025 land tax figures from the ACT Revenue Office.