44/9 Gustin Street, Coombs ACT 2611
44/9 Gustin Street, Coombs ACT 2611
4-bed family townhouse | 2017 build | school-adjacent | double garage | Coombs medium-density
This townhouse holds a clear competitive edge in Coombs because four-bedroom, two-car configurations are not the suburb’s standard product—most townhouses here are smaller, two-to-three bedroom units aimed at investors or first buyers. The 2017 construction means modern insulation, double glazing, and an EER of 5.5, which keeps energy costs predictable. Direct street access, a private courtyard, and a 132 m² internal layout give it the feel of a compact house rather than a stacked unit, and the proximity to Charles Weston School makes it a practical choice for families wanting walk-to-school convenience. The buyer it serves best is an owner-occupier family or a professional couple planning for children, who value low-maintenance living without sacrificing space or parking.
Value may be shaped by the discrepancy between the 132 m² internal figure and the larger 213 m² townhouse size, which could include garage and courtyard—buyers should clarify what usable space they are actually paying for. The strata-style title on a large complex block means no private land, so outdoor space is limited to the courtyard, and ongoing body corporate fees will apply. Rental demand appears solid given the four-bedroom format and school access, but the upper-tier pricing signals suggest the market already reflects those strengths, so future growth may depend more on suburb-wide demand than property-specific upgrades. The lack of flood or bushfire overlay reduces insurance risk, and FTTP NBN is a genuine plus for remote work.
|| Comparable Sales: Similar 4-bed townhouses in Coombs sold $820k–$880k in past year | Property Price Band: $850K–$950K | Value Drivers: Four-bed layout, school proximity, double garage, modern build condition
Detailed Independent Property Report prepared by PropCred Analyst team for 44/9 Gustin Street, Coombs ACT 2611
Checks found:
Value Risk
1
Liquidity Risk
2
Planning Risk
Income Risk
2
Execution Risk
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Market Insight
Coombs is a young, mid-sized market—median resident age 32, population 4,851—where demand is underpinned by local schools and a solid rental base: four-bedroom houses command $890 weekly. Yet price action is sharply negative. House values fell 19.91% over the year to a $910,000 median, while units slipped 2.88% to $675,000. Sales velocity is moderate: houses average 46 days on market, units 54, with annual volumes of 33 and 105 respectively. The house decline signals affordability pressure and weak buyer confidence. Units face the additional drag of a nationwide condo downturn. No future growth drivers are identified; the key risk is sustained capital erosion, particularly for houses.
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PropCred Estimated Value
Comparable Sales: Similar 4-bed townhouses in Coombs sold $820k–$880k in past year | Property Price Band: $850K–$950K | Value Drivers: Four-bed layout, school proximity, double garage, modern build condition
Bedrooms
4
Bathroom
2
Parking
2
Land
2.01 acres
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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