29/311 Anketell Street, Greenway ACT 2900

High days on market | Below average energy rating | Land tax burden if rented | Recent price growth sustainable? This property carries a specific risk: the land tax liability of $83,005 annually if rented, a cost that reduces net rental yield substantially and limits exit flexibility for an investor. The 97 days on market further signals current buyer hesitation, which could compress future capital growth. However, the sub-$510,000 entry point in a market with 89 units sold this year offers a logical opportunity for a long-term hold, particularly if owner-occupied to avoid the tax drag. The judgment: buy only if you intend to live in it, not leverage it. The competitive strength here is rare for the price: a north-facing, level 2 apartment with separated bedrooms and two bathrooms in a modern SQ1 building, serving a single professional or couple who values privacy over space. The FTTP connection and 75 m² layout are supporting rather than primary drivers, but they reinforce the unit’s position above dated stock in the same bracket. This property best serves a first-time buyer seeking a turnkey home in a catchment for Lake Tuggeranong College, not a yield-hunter. The sales history shows a $20,000 increase from August 2023, tracking the median price movement for two-bedroom units in Greenway, which suggests the listing is priced in line with recent market evidence, not above it. The inference for you: the owner is not overreaching, so any negotiation focus should shift to settlement terms rather than price, to secure your position without delay.