8 Harris Street, Hackett ACT 2602

| EER 3.5 in a climate zone that penalises low ratings | Quiet street but walkability to shops is moderate | land tax at $9,929 p.a. if tenanted is a material holding cost | The decision here turns on the property’s energy rating. An EER of 3.5 is below the contemporary benchmark for a family home in Canberra, and buyers should budget at least $25,000 to $40,000 for insulation, double glazing, and heating upgrades to bring it to a 5-star level. Without that work, the property will cost more to run and may feel less comfortable during winter. However the land component is strong—687 m² on a quiet street near Mount Majura—and the unimproved value of $833,000 suggests the house itself is priced conservatively relative to the block. If you intend to hold for five years minimum and improve the thermal envelope, this is a sound long-term proposition for a family who values outdoor space and a tight community. If you need immediate rental yield or a low-maintenance property, look elsewhere. What makes this property competitively strong is the combination of a 687 m² established garden block within minutes of the nature reserve and a floor plan that, while modest, can be reconfigured. The covered outdoor deck adds usable entertaining space that many newer homes lack, and the off-street parking beyond the single garage is rare for this price band in Hackett. It serves best a buyer who will occupy—a couple or small family willing to invest in energy upgrades and enjoy the garden as a lifestyle asset. The comparable sales in the suburb and the median price of $1,175,000 for three-bedroom houses confirm the asking band is at or slightly below the middle of the market, so you are not paying a premium for location alone. The next step is to commission a building inspection focused on the roof condition and window sealing, then use that report to negotiate on the known retrofit costs.