38/46 Paul Coe Cres, Ngunnawal ACT 2913
38/46 Paul Coe Cres, Ngunnawal ACT 2913
| 31,500m² lot shared | 2‑bed strata limits upside | budget price masks risk | buyer must verify lease |
The 31,500m² lot is the property’s core risk: as a strata townhouse, the buyer holds exclusive use of only 107m² internally, yet bears shared liability for a vast common area. This structure caps future capital growth compared to house‑and‑land equivalents, and the sinking fund at $77 per quarter appears underfunded given the pool and site infrastructure—special levies are likely. On opportunity, the $560k list sits below the suburb median of $632.5k, offering rare entry for a townhouse with NBN FTTP and a good EER. The property is best held as a long‑term, low‑cost rental, not a quick flip.
What makes this competitive is the combination of a 4.5–5.5 EER, built‑ins, a pool, and Fibre to the Premises in a single‑level 1995 build—features typically absent at this price point. It serves budget‑conscious owner‑occupiers or investors seeking stable tenancy near Ngunnawal Primary and Gungahlin College, where demographic skew toward young families supports steady demand. The buyer’s next step is to obtain a full strata report inspecting common area sinking fund adequacy and any pending levies; only then can the $560k price be confirmed as balanced.
Detailed Independent Property Report prepared by PropCred Analyst team for 38/46 Paul Coe Cres, Ngunnawal ACT 2913
Checks found:
Value Risk
1
Liquidity Risk
1
Planning Risk
1
Income Risk
Execution Risk
1
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Market Insight
This suburb presents a stable, family-oriented market with a clear price premium for houses over units. Demand is driven by professionals and young families, reflected in the demographic composition and consistent purchaser activity. Recent price trends indicate moderate, steady growth, with houses transacting efficiently, suggesting sustained buyer interest. Future performance will hinge on the suburb’s appeal to this established demographic segment, though its reliance on this core buyer profile presents a concentration risk should their economic circumstances shift.
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PropCred Estimated Value
Bedrooms
2
Bathroom
1
Parking
1
Land
3.15 ha
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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