24 Baudinette Circuit, Bruce ACT 2617

3.85% yield below cost | $6,706 land tax hits cash flow | tiered yard limits use | east aspect shadows afternoon sun The price point is aggressive for Bruce, where comparable three-bedroom houses typically sit below a million. A buyer paying $1,099,000 assumes the top of Domain’s estimate, which only works if the location premium holds. The 3.85% rental yield is eroded by $6,706 annual land tax, leaving a net return around 2.5% before management, effectively negative gearing unless capital growth outperforms. The east aspect and tiered yard reduce afternoon entertaining appeal, but the quiet loop street and 180-square-metre internal space offer strong owner-occupier holding merit. This is a decent long-term hold for a buyer who values Radford proximity over immediate yield. Competitively, the separate-title double garage with internal access and full-height bi-fold doors to a private tiered yard are rare in Bruce’s newer builds. The 459-square-metre block at 39% building coverage leaves room for future extension or landscaping, which most neighbours lack. The NBN FTTP and 5G coverage quietly support remote work viability. This property best serves a family prioritising school catchment and low street traffic over maximum rental performance. For a buyer seeking a home that hedges against rising Belconnen prices, the next step is a pest and structural inspection of the tiered retaining walls and a comparables walk of Baudinette Circuit’s recent off-market sales to verify the premium.