603/74-76 Northbourne Avenue, Braddon ACT 2612

Sixth-floor James Court unit | dual-aspect mountain views | 79sqm plus balcony | two-bedroom two-bathroom with spa ensuite | Adena hotel income option available This unit’s competitive edge lies in its configuration-two genuinely oversized bedrooms, each with its own bathroom, and a master ensuite that includes a spa bath and balcony access-making it functionally rare for a sub-500k inner-city apartment. The dual Daikin split systems and SMEG-equipped kitchen signal higher build quality than most comparables in the building, while the 6.0 EER reduces ongoing energy exposure. The Adena hotel licence agreement offers a structured income stream for an investor seeking immediate yield without the hassle of short-term letting management, and the 90-day termination clause preserves flexibility if the owner later wants to occupy. This property best suits a buyer who values spatial comfort and a dual-income path over pure capital growth, or an owner-occupier who wants a genuinely liveable two-bedroom footprint in a central location with low ongoing maintenance risk. The primary risk is the building’s mixed demographic profile-70% owner-occupied is stable, but 30% rental and a 29% auction clearance rate for two-bedroom units in Braddon suggest soft demand at current pricing, and the $460,000 estimated value sits below the $470,000+ asking, meaning a buyer should negotiate firmly or risk immediate negative equity. Body corporate fees of $2,871 per quarter are moderate for the amenity but not negligible, and the annual rates and land tax combined add roughly $4,600 per year if rented, which must be factored into net yield calculations. The Adena scheme provides a turnkey income solution but locks the unit into a commercial arrangement that may limit resale appeal to owner-occupiers; the opportunity is to use it as a holding strategy for three to five years while the Braddon market absorbs new supply, then exit or convert to personal use. Hold this property for cash flow via the hotel licence, not for short-term flipping.