24 Kirkwood Cres, Gordon ACT 2906

| 4.0 EER energy risk | $975/wk rent ceiling | undersold by $120k+ in 2023 | airport flight path? | The property’s 4.0 energy rating directly increases weekly heating and cooling costs by an estimated $30–$50 over a typical ACT house, and the $3,104 council rate adds $60/week to holding cost before mortgage service. Its 915m² block in a suburb with $870k median house price offers a rare land-to-improvement ratio advantage; the 227m² floor area on that block should command a $100k–$150k premium over median, yet the mid-range valuation at $1.24m suggests the market has not fully priced the land upside. Hold as a long-term land bank or renovate selectively to lift EER above 5.0. The 2023 private treaty sale at $1.12m versus current $1.24m mid-range indicates the property has appreciated 10.7% in three years, below Gordon’s 12% suburb growth, signalling a value gap. Its 6 bedrooms, 3 bathrooms, and double garage on a corner block within priority school catchments—Gordon Primary at 0.8km and Lanyon High at 1.3km—make it a functional multi-generational home or a candidate for a dual-occupancy subdivision under ACT planning rules. Best suited for a family seeking school access and land value, or an investor capitalising on the $975 rental yield gap. Book a private inspection on 25 April to assess the 2023 renovation quality and commission a structural pest report before auction day.