Paul Sutton
15A Woodberry Avenue, Coombs, ACT 2611
Auction Price Guide $710,000 +
3 2 2
Open Saturday 4 July 9:30 am Auction Saturday 18 July 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Coombs — Ngunnawal Country
Coombs was established as part of the first stage of the Molonglo Valley development, designed to accommodate Canberra's westward growth following the 2003 bushfires. It was planned with a focus on high-density living balanced by significant environmental offsets.
The suburb is defined by contemporary architecture, a multicultural demographic of young professionals, and an active outdoor lifestyle centered around the Molonglo River.
Overall Score
7.8
A high-quality residential area with excellent lifestyle perks but some infrastructure lag.
Name Origin
Named after Herbert Cole 'Nugget' Coombs, a prominent public servant and the first Governor of the Reserve Bank of Australia.
Established
Gazetted 2010
Nature Reserve
Bordered by the Molonglo River Corridor.
Active Living
Direct access to Stromlo Forest Park world-class cycling.
Growth Phase
One of Canberra's fastest-growing regions over the last decade.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand from families, though price growth is moderated by high local supply.
Amenity
6.0
Improving with the Molonglo Health Hub, but still lacks a major supermarket within the suburb itself.
Schools
7.5
Charles Weston School is highly regarded, though high school options require travel to nearby suburbs.
Transport
6.0
Good road links to the Parkway, but public transport is limited to bus routes with moderate frequency.
Risk Profile
5.5
Bushfire management is a primary concern for properties on the western and southern edges.
Liveability
8.5
Exceptional access to parks, playgrounds, and river trails makes it a top choice for families.
Demographics
8.5
Highly educated, high-income young families and public service professionals.
Rental Demand
7.5
Strong demand for modern townhouses and family homes from the professional sector.
Growth Potential
7.0
Long-term upside as the Molonglo Commercial Centre (nearby) reaches completion.
Affordability
5.0
Premium pricing for houses compared to older outer suburbs, reflecting its 'new' status.
Crime & Safety
8.5
Generally very safe with low rates of violent crime, typical of new Canberra estates.
Walkability
6.5
Excellent internal path networks for recreation, though most errands require a car.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,185,000
Reflecting modern builds
Median Unit
$645,000
Includes townhouses
1yr Growth
3.2%
Stable market conditions
Family Ratio
72%
High family concentration
Open Space
35%
Dedicated parklands
Commute
15 mins
To Canberra CBD
✅ Key Advantages
- Exceptional proximity to Stromlo Forest Park and Molonglo River recreation.
- Modern housing stock with high energy efficiency ratings (EER).
- Strong community feel with numerous playgrounds and family-centric events.
- Central location providing quick access to Belconnen, Woden, and the City.
- High-quality local primary school (Charles Weston School).
⚠️ Key Watch-Outs
- Ongoing construction noise and dust from neighboring Molonglo Valley stages.
- Limited local retail options; residents often travel to Denman Prospect or Weston Creek.
- High density in some townhouse precincts can lead to on-street parking congestion.
- Bushfire attack level (BAL) ratings can increase insurance and build costs.
- Lack of a dedicated high school within the suburb boundaries.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Modern Family
How this suburb feels day-to-day.
🏠 Property Types
A mix of large detached homes, high-end terrace houses, and medium-density apartments.
Dominant dwelling stock.
💰 Price Range
$550,000 – $1,950,000
Typical entry to ceiling.
💡 Why It Matters
Coombs is the flagship suburb of the Molonglo Valley, offering a 'new Canberra' lifestyle that prioritizes environmental sustainability and outdoor activity over traditional large-block suburban sprawl.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,185,000
$980,000 – $2,100,000
🏢 Unit Median
$645,000
$490,000 – $920,000
📈 Price Trend
+3.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $780pw, Units $610pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The high percentage of units and townhouses provides an entry point for first-home buyers, while detached houses command a significant premium due to limited supply.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
8% above ACT median for detached houses
Price comparison
📋 Income Ratio
7.8x average household income
Median price ÷ median income
💳 Gross Yield
4.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Coombs is more expensive than older suburbs in the South and North, but offers better value than the Inner South or Inner North for modern builds.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.9%
Lower = tighter market
⏱️ Days to Lease
22 days
Avg time on market
📈 Rent Growth p.a.
+3.5%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Public service professionals, young families, and healthcare workers from the nearby Molonglo Health Hub.
💼 Investor Outlook
Solid yields for townhouses and strong capital growth prospects as the regional town center develops. Low maintenance costs due to the age of the properties.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.2%
1-Year Growth
+12.5%
3-Year Growth
+34.6%
5-Year Growth
📍 Growth Drivers
- Development of the Molonglo Commercial Centre.
- Proposed bridge connecting Molonglo to Belconnen.
- Expansion of Stromlo Forest Park facilities.
- Increasing scarcity of large blocks in the valley.
⛔ Headwinds
- Continued supply of new land in Whitlam and Macnamara.
- Sensitivity to interest rate changes among highly leveraged young families.
- Potential for increased strata fees in older townhouse complexes.
🔮 5-Year Outlook
Expect steady growth as the Molonglo Valley matures from a construction zone into a fully serviced district. The completion of the regional town center will be the primary catalyst for the next value uplift.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
15% below ACT average crime rate
Relative comparison
Risk Categories
Property Theft: Medium
Vandalism: Low
Personal Safety: Low
📋 What to Check Locally
Standard suburban precautions apply. Most reported incidents are opportunistic thefts from unlocked vehicles or construction sites.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risks and infrastructure delays are the primary concerns for long-term residents.
🌊 Flood Risk
Low risk; the suburb is elevated and features modern stormwater management systems.
🔥 Bushfire Risk
High risk interface; properties on the western edge must adhere to strict BAL ratings and maintenance schedules.
🏦 Insurance Impact
Premiums may be slightly elevated for properties directly adjacent to the river corridor reserves.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
RZ4 (Medium Density Residential) and RZ1 (Suburban)
🔲 Overlays
Bushfire Prone Area, Precinct Code for Molonglo Valley
🏗️ Development Hotspots
The Molonglo Group Centre site to the north-west.
Zoning allows for significant density, which supports future retail but may impact privacy for some early-stage detached homes.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Relies heavily on the Tuggeranong Parkway. Bus services connect to Woden and City interchanges.
🛍️ Amenity & Retail
Coombs shops provide basic services, but residents rely on Denman Prospect or Weston Creek for major shopping.
🌲 Parks & Recreation
World-class. Includes Ruth Park, Coombs Play Space, and the Molonglo River trails.
🏫 Schools
Charles Weston School is the local primary. High schools are currently located in Weston Creek or Waramanga.
🏥 Healthcare
Excellent. Home to the Molonglo Health Hub which includes GP, pharmacy, and allied health.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A youthful, high-earning demographic with a strong representation of multi-generational households.
💵 Median Income
$138,500 pa
🏠 Ownership
68% owner-occupied (mostly with mortgages)
🎂 Age Profile
Median age 32
🎓 Education
62% of residents hold a Bachelor degree or higher.
📊 Age Distribution
The young, professional demographic ensures high standards of property maintenance and strong community advocacy for better services.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The focus has shifted from residential land release to regional infrastructure and commercial services.
📈 Positive Impacts
- Construction of the Molonglo River Bridge improving connectivity.
- Development of the Molonglo Commercial Centre (Town Centre).
- Upgrades to the Tuggeranong Parkway interchanges.
📉 Negative Impacts
- Ongoing heavy vehicle traffic on John Gorton Drive.
- Temporary loss of some green space during bridge construction.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Wright
Position
East
Price
Similar
Lifestyle
More established, slightly further from the river.
Best for
Families wanting a slightly more settled feel.
📍Denman Prospect
Position
West
Price
Higher
Lifestyle
Superior retail precinct and 'prestige' branding.
Best for
Luxury buyers and those prioritizing immediate amenities.
📍Duffy
Position
South
Price
Lower for land
Lifestyle
Older 1970s homes on much larger blocks.
Best for
Renovators and those wanting traditional backyards.
📍Whitlam
Position
North
Price
Similar
Lifestyle
Brand new, currently a major construction zone.
Best for
Buyers wanting the absolute latest in design.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Crace
ACT
8.2/10
Master-planned community with high-density options and strong family appeal.
Lawson
ACT
7.5/10
Newer suburb with a mix of townhouses and proximity to major employment hubs.
North Kellyville
NSW
7.2/10
Rapidly developed fringe suburb with a focus on modern family homes and nature.
Lightsview
SA
7.9/10
Award-winning master-planned suburb with high density and excellent parks.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents love the outdoor lifestyle and modern homes but express frustration over the slow delivery of local retail and high school infrastructure.
★★★★☆
Outdoor Lifestyle
The trails along the river are incredible for morning runs, and my kids love the playgrounds.
Parks
Lifestyle
★★★☆☆
Amenities
The house is great and energy efficient, but I hate having to drive to another suburb just for a decent grocery shop.
Housing Quality
Retail
★★★★★
Community
Charles Weston is a fantastic school and there are so many young families here; it's very easy to make friends.
Schools
Community
★★★★☆
Rental Yield
Low maintenance and high demand from public servants make this a stress-free addition to my portfolio.
Maintenance
Demand
★★★☆☆
Parking
The townhouse is lovely but the street parking is a nightmare when the neighbors have visitors.
Design
Parking
★★★★★
Location
Being 5 minutes from Stromlo is a dream. Best location in Canberra for mountain bikers.
Recreation
Location
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with high Energy Efficiency Ratings (EER) to save on Canberra's high winter heating costs.
- Check the Bushfire Attack Level (BAL) rating of any property on the suburb edge.
- Inspect townhouse complexes for adequate visitor parking and storage.
- Look for homes with views of the Brindabellas or the Molonglo River for better resale value.
- Verify the school catchment as boundaries can shift with new suburb openings.
❓ Questions to Ask the Agent
- What is the BAL (Bushfire Attack Level) rating for this specific block?
- Are there any planned developments for the vacant land nearby?
- What are the quarterly strata fees and what do they cover (for townhouses/units)?
- Has the property had any issues with drainage or soil movement?
- How does the EER (Energy Efficiency Rating) compare to other homes in the street?
- What is the current school bus route for high school students?
- Are there any active community or body corporate disputes I should be aware of?
🏷️ Seller Strategy
- Highlight outdoor living areas and proximity to the river trails in marketing.
- Ensure all building compliance documentation is ready, as ACT buyers are diligent.
- Stage smaller townhouses to maximize the perception of space and light.
- Target young families through social media marketing focused on local playgrounds.
- Address any concerns about local retail by highlighting the upcoming Molonglo Town Centre.
📣 Positioning Tips
Position the property as a 'lifestyle choice' that bridges the gap between urban convenience and mountain adventure.
💼 Investment Case
Strong rental yields and low vacancy rates driven by the professional workforce.
⚠️ Investment Risks
High supply of similar units in the valley could cap short-term capital growth.
📈 Action Plan
- Focus on 3-bedroom townhouses which are in high demand for small families.
- Ensure the property has at least two secure parking spaces.
- Target properties within walking distance of the Charles Weston School.
- Monitor the progress of the Molonglo Town Centre as a key exit or revaluation point.
🔑 Renter Tips
- Apply early as high-quality family homes lease very quickly.
- Check for split-system air conditioning in all bedrooms.
- Verify if the property is 'pet-friendly' given the abundance of local walking trails.
🏘️ What Renters Love Here
Modern interiors, great parks, and a safe environment.
⚠️ Renter Watch-Outs
Limited public transport frequency outside of peak hours.
🏢 Landlord Strategy
- Install high-quality window treatments to assist with thermal regulation.
- Maintain gardens to a high standard to attract premium tenants.
- Consider long-term leases for families to reduce turnover costs.
📋 Compliance & Management
Ensure compliance with ACT's minimum ceiling insulation standards and smoke alarm legislation.
🤝 Agent Insights
- The market is currently driven by 'upgraders' moving from apartments to terrace homes.
- Proximity to the Molonglo Health Hub is a growing selling point for older buyers.
🎯 Marketing Angles
The '15-minute city' lifestyle and the 'Gateway to the Brindabellas'.
👤 Target Buyer Profile
Young professional couples (28-40) and families with primary-school-aged children.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the ACT Planning and Land Authority (ACTPLA) file for the property.
✓
Confirm the property is not on the Loose-fill Asbestos (Mr Fluffy) register.
✓
Check the Bushfire Management Plan for the precinct.
✓
Inspect the quality of double glazing and insulation.
✓
Verify the presence of a valid Certificate of Occupancy.
✓
Review the Molonglo Valley Stage 2 planning documents.
✓
Check for any easements on the Title Search.
✓
Assess the distance to the nearest bus stop and frequency of service.
✓
Evaluate the noise impact from John Gorton Drive.
✓
Confirm the catchment area for Charles Weston School.
✓
Check for any planned telecommunications towers nearby.
✓
Review the strata minutes for the last two years if buying a unit.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-05 and is intended for informational purposes only. It does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with qualified professionals before making any property purchase.
