417/2 Terry Connolly Street, Coombs ACT 2611

2-bed 2-bath Coombs unit | Molonglo Falls complex | rooftop amenities & club lounge | priority school catchments | currently tenanted at $560pw This unit presents a competitively strong proposition for an investor or first-home buyer seeking a modern, low-maintenance property within a new community. Its key strength lies in the extensive resident-only amenities within the Molonglo Falls development, which are atypical for a unit at this price point and directly support rental appeal and lifestyle. The configuration with two full bathrooms and a sunroom extends its functional space, while priority enrolment to two schools adds a stable demand lever for a segment of the market. It serves an investor targeting a circa 6% yield or an owner-occupier valuing a turnkey property in a developing precinct. Decision requires weighing the premium for amenities against the unit’s inherent limitations. The Energy Efficiency Rating of 1 imposes high ongoing thermal costs on the occupant, a material financial risk. The apparent valuation disconnect between the individual unit and the $3.49 million land valuation for the broader lot creates title complexity. The single comparable sale suggests a stable but not rapidly appreciating market. Proceed with an offer anchored to the $460,000 comparable, conditional on a building inspection focusing on the developer’s quality and a strata report to quantify amenity maintenance costs. A Propcred report would pressure-test this valuation against real market movements, detail locality risks like developer concentration, and model the impact of the poor energy rating on holding costs.