612/2 Terry Connolly Street, Coombs ACT 2611

| high strata eats yield | EER below market average | top-floor avoids noise but risks heat | balcony is modest for price bracket | The decision here turns on a 6.0 to 6.5 energy rating that will cost the buyer roughly $400 to $600 more annually in heating and cooling versus a comparable 7-star property in the same suburb. The $1,674 quarterly strata is above the Coombs median by around 15 percent, compressing net rental return to approximately 4.1 percent at current lease levels. That said the north-facing top-floor position offers genuine privacy and light that is rare in this complex, and the 92 square metres total is competitive for a three-bedroom unit in the Molonglo Valley. This property is best held as a long-term owner-occupier home rather than an investment, because the running costs cut into passive income. The buying case rests on three factors that matter to a resident buyer. The open-plan layout with stone benchtops and induction cooking is a genuine step up from older stock in the area, and the two secure basement car spaces are a functional advantage over most nearby units that offer only one. The priority school enrolment for Charles Weston and Evelyn Scott gives it an edge for families who plan to stay five years or more. This unit suits a professional couple or small family who values a lock-and-leave lifestyle with good amenity within walking distance, and who is willing to pay a small premium for the top-floor position rather than maximise square metres. The final call is straightforward: buyers who want a quiet, modern home with no maintenance obligations should proceed with a pre-purchase building inspection focused on the balcony waterproofing and the reverse-cycle system age, because those two items carry the most downside risk in this price band.