Tim and Justine Burke
9 Glynn Street, Hughes, ACT 2605
Auction
5 2 2
Open Wednesday 26 August 4:45 pm Auction Saturday 12 September 12:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Hughes — Ngunnawal Country
Hughes was one of the first suburbs established in the Woden Valley during the rapid expansion of Canberra in the 1960s. It was designed with a focus on family living, featuring winding streets that follow the natural topography of the area. The suburb played a key role in housing the growing federal public service during the mid-20th century.
Today, Hughes is a highly sought-after 'inner-south' alternative, characterized by large blocks, mature deciduous trees, and a mix of original 'ex-govvie' homes and significant contemporary rebuilds.
Overall Score
8.6
A top-tier Canberra suburb offering a balance of lifestyle, safety, and long-term capital stability.
Aboriginal Name
Ngunnawal— "Meeting place"
Name Origin
Named in honour of the Right Honourable William Morris 'Billy' Hughes, CH, KC, who was Prime Minister of Australia from 1915 to 1923.
Established
Gazetted 1962
Education Hub
Home to the highly-regarded Hughes Primary School.
Medical Proximity
Directly adjacent to the Canberra Hospital precinct.
Green Space
Bordered by the Red Hill Nature Reserve to the east.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.5
Steady demand with low stock levels keeping prices resilient despite broader interest rate pressures.
Amenity
8.0
Excellent local shops and immediate access to the Woden Town Centre and Canberra Hospital.
Schools
9.2
Hughes Primary is a major drawcard, with elite private schools in nearby Deakin and Red Hill.
Transport
7.8
Well-serviced by rapid bus routes and easy access to Adelaide Avenue for city commutes.
Risk Profile
8.5
Low crime and high owner-occupancy, though asbestos and drainage on slopes require due diligence.
Liveability
9.0
High quality of life with quiet streets, abundant parkland, and a strong community feel.
Demographics
8.8
Affluent profile consisting of medical professionals, senior public servants, and established families.
Rental Demand
8.2
Very high demand from hospital staff and professionals seeking proximity to the city.
Growth Potential
7.4
Strong due to scarcity of land and the ongoing gentrification of original 1960s stock.
Affordability
3.5
High entry price point compared to the Canberra average, reflecting its premium status.
Crime & Safety
9.1
One of Canberra's statistically safer suburbs with very low rates of property crime.
Walkability
6.5
Good internal walkability to shops/schools, but hilly terrain can be a challenge for some.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,520,000
Estimated 2026 median
Vacancy Rate
1.1%
Tight rental market
Family Ratio
72%
High family presence
5yr Growth
34%
Cumulative house growth
Local Shops
Hughes Shops
Includes popular cafes
Hospital Dist.
800m
Walking distance to Hospital
✅ Key Advantages
- Exceptional school catchment area including Hughes Primary and proximity to top private colleges.
- Large, elevated blocks often providing views toward the Brindabella Ranges or Black Mountain.
- High concentration of medical professionals due to the walking-distance proximity to Canberra Hospital.
- Quiet, leafy streetscapes with minimal through-traffic in the suburban core.
- Strong historical capital growth and high land-to-asset value ratios.
⚠️ Key Watch-Outs
- High entry price point makes it inaccessible for many first-home buyers.
- Significant number of original homes contain asbestos (including legacy 'Mr Fluffy' sites, though most are remediated).
- Traffic noise and pollution for properties backing onto Yarra Glen or Hindmarsh Drive.
- Steep topography on certain streets can lead to complex drainage and high renovation costs.
- Limited stock turnover makes finding the 'perfect' home a long-term project.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Established Family
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached single-storey houses with an increasing number of large modern rebuilds.
Dominant dwelling stock.
💰 Price Range
$1.2m – $2.8m
Typical entry to ceiling.
💡 Why It Matters
Hughes represents the 'blue-chip' gateway to the Woden Valley. It offers the space of a southern suburb with the prestige and proximity of the Inner South, making it a defensive asset for long-term investors and families.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,520,000
$1.35m – $2.6m
🏢 Unit Median
$740,000
$620k – $950k
📈 Price Trend
+4.2% over the past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw - $1,100pw, Units $550pw - $700pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between unrenovated 1960s cottages and new luxury builds is widening, providing opportunities for value-add through renovation.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
15% above Canberra median house price
Price comparison
📋 Income Ratio
8.4x average household income
Median price ÷ median income
💳 Gross Yield
3.4% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Hughes is a premium suburb where buyers pay a significant location vent for proximity to the hospital and city. It is not considered an affordable entry point for the Woden region.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+5.5%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Medical registrars, hospital staff, and families waiting for renovations or school placements.
💼 Investor Outlook
Extremely stable. Low vacancy risk due to the constant influx of staff at the nearby Canberra Hospital and high desirability for families.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+12.5%
3-Year Growth
+34%
5-Year Growth
📍 Growth Drivers
- Ongoing multi-billion dollar expansion of the Canberra Hospital.
- Scarcity of RZ1 land in the Woden Valley.
- Gentrification as older residents downsize and younger professionals renovate.
- Planned improvements to the Woden Town Centre and light rail stage 2B (long term).
⛔ Headwinds
- High interest rate environment impacting the $1.5m+ borrowing capacity.
- Rising construction costs for those looking to knock-down and rebuild.
- Limited further development potential due to restrictive RZ1 zoning.
🔮 5-Year Outlook
Expect steady capital appreciation outperforming outer Woden suburbs. Hughes will likely remain a 'destination' suburb for the medical community, ensuring consistent demand.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9.1
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% below the ACT average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Medium
📋 What to Check Locally
Standard residential security is sufficient. Most incidents are opportunistic; ensure garages are locked.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are structural and environmental rather than social. Older homes require thorough inspections for hazardous materials and drainage integrity.
🌊 Flood Risk
Low risk; mostly elevated terrain. Check specific blocks in lower basins near the local oval.
🔥 Bushfire Risk
Moderate risk for properties directly abutting the Red Hill Nature Reserve; check for Asset Protection Zones.
🏦 Insurance Impact
Generally standard premiums, though properties near the reserve may see slight loadings for fire risk.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
RZ1 - Low Density Residential
🔲 Overlays
Precinct Code requirements for setbacks and solar access.
🏗️ Development Hotspots
Secondary dwellings (granny flats) are becoming common on large blocks.
RZ1 zoning protects the suburb's low-density character but limits the ability to subdivide, preserving long-term land value.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent bus connectivity via the Yarra Glen interchange and rapid routes to Civic.
🛍️ Amenity & Retail
Hughes shops offer a chemist, supermarket, and high-quality cafes (e.g., Homeground).
🌲 Parks & Recreation
Abundant access to Clarrie Hermes Park and the Red Hill walking trails.
🏫 Schools
Hughes Primary is a top-performing public school; proximity to Alfred Deakin High.
🏥 Healthcare
Unmatched access to Canberra Hospital and various specialist clinics.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An affluent, highly educated demographic with a high proportion of professionals in the health and public service sectors.
💵 Median Income
$135,000 per household
🏠 Ownership
74% owner-occupied (including with mortgage), 26% renting
🎂 Age Profile
Median age 41
🎓 Education
62% hold a Bachelor degree or higher
📊 Age Distribution
The high owner-occupancy and income levels suggest a community that invests heavily in property maintenance and local amenities.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The Canberra Hospital Expansion (Critical Care Building) is the dominant local project, driving employment and demand.
📈 Positive Impacts
- Increased demand for local housing from medical staff.
- Improved public transport infrastructure surrounding the hospital.
- Enhanced local services and retail at the hospital precinct.
📉 Negative Impacts
- Construction traffic and noise near the southern border of the suburb.
- Increased street parking pressure on streets closest to the hospital.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Deakin
Position
North
Price
More expensive
Lifestyle
More prestigious/diplomatic, larger estates.
Best for
Ultra-high net worth buyers.
📍Garran
Position
South
Price
Similar
Lifestyle
Very similar feel, slightly closer to the hospital core.
Best for
Medical professionals.
📍Curtin
Position
West
Price
Slightly more expensive
Lifestyle
Larger shopping centre, more 'hub' feel.
Best for
Families seeking central Woden convenience.
📍Phillip
Position
South-West
Price
Cheaper
Lifestyle
High-density apartments and commercial zone.
Best for
First home buyers and investors.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Aranda
ACT
8.4/10
Leafy, established, 1960s architecture, strong school catchment.
Cook
ACT
8.2/10
Gentrifying inner-north/west suburb with similar block sizes.
O'Connor
ACT
8.8/10
Premium inner-north suburb with similar heritage and demand.
Garran
ACT
8.5/10
Direct neighbor with identical medical/professional demographic.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its peace, safety, and '10-minute' proximity to almost everything in Canberra. It is widely regarded as a 'forever' suburb where people stay for decades.
★★★★★
Convenience
I walk to work at the hospital in 10 minutes and my kids walk to Hughes Primary without crossing a major road. It's perfect.
Walkability
Safety
★★★★☆
Renovation
The blocks are huge but be prepared for the 'Canberra tax' on renovations. We found asbestos in the eaves which added costs.
Block size
Renovation costs
★★★★★
Community
The local shops are the heart of the suburb. Homeground cafe is where we all meet; it feels like a real village.
Community spirit
Local shops
★★★★☆
Transport
Great bus links to the city, though the hills make cycling a bit of a workout in the mornings.
Public transport
Topography
★★★★★
Nature
Having Red Hill right on our doorstep for weekend walks is amazing for the kids and the dog.
Outdoor access
Family friendly
★★★★☆
Investment
I've never had a vacancy longer than a week. The hospital ensures a steady stream of high-quality tenants.
Rental demand
Yield
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize a professional asbestos survey for any home built before 1990.
- Check the 'Mr Fluffy' register even if the house looks new, to understand the block's history.
- Evaluate noise levels during peak hour if the property is within 200m of Yarra Glen.
- Look for properties with north-to-the-rear orientation to maximize solar gain, which is vital in Canberra winters.
- Be ready to act quickly; well-priced homes in Hughes often sell within the first two weeks.
❓ Questions to Ask the Agent
- Has this property ever been on the Loose Fill Asbestos (Mr Fluffy) register?
- Are there any heritage overlays or precinct codes that restrict a second-storey addition?
- What are the specific school zone boundaries for this address this year?
- Has the property been tested for lead paint or asbestos in the wet areas?
- Can you provide the last 3 years of land tax and rates for this property?
- Are there any known drainage issues on the block during heavy rain?
- What is the current energy efficiency rating (EER) of the home?
🏷️ Seller Strategy
- Highlight proximity to Hughes Primary in all marketing materials.
- Invest in professional landscaping to capitalize on the suburb's 'leafy' reputation.
- Ensure any unapproved structures (pergolas, sheds) are regularized before listing.
- Consider an auction campaign; the scarcity of stock in Hughes often drives competitive bidding.
- Provide a pre-purchase building and pest report to build buyer confidence.
📣 Positioning Tips
Position the property as a 'lifestyle sanctuary' that bridges the gap between the amenities of Woden and the prestige of the Inner South. Focus on the 'walk-to-hospital' and 'top-tier school' angles.
💼 Investment Case
High-stability, low-yield capital growth play.
⚠️ Investment Risks
High entry cost and strict ACT rental compliance laws (insulation standards).
📈 Action Plan
- Target 3-bedroom houses with potential for a secondary dwelling.
- Ensure the property meets the ACT's minimum energy efficiency standards for rentals.
- Market specifically to medical professionals via hospital-adjacent channels.
- Focus on long-term capital growth rather than immediate cash flow.
🔑 Renter Tips
- Apply with a strong cover letter if you work at the hospital.
- Check the heating systems; Canberra winters require efficient climate control.
- Be prepared for competitive 'open homes'.
🏘️ What Renters Love Here
Extremely safe, quiet, and convenient for public service or health workers.
⚠️ Renter Watch-Outs
Older homes can be poorly insulated and expensive to heat.
🏢 Landlord Strategy
- Maintain the garden; it's a key part of the suburb's appeal.
- Consider allowing pets to tap into the large family/dog-owner market.
- Regularly review rents to keep pace with the high demand from medical staff.
📋 Compliance & Management
Must comply with ACT ceiling insulation and electrical safety standards.
🤝 Agent Insights
- Stock is extremely tight; most sales are to local upsizers.
- The 'Hughes Primary' catchment is the single biggest value driver.
- Buyers are increasingly wary of 'original' homes due to renovation cost blowouts.
🎯 Marketing Angles
The '10-minute suburb'—10 mins to Civic, 10 mins to the Hospital, 10 mins to Manuka.
👤 Target Buyer Profile
Medical specialists, young professional families, and downsizing 'empty nesters' from larger Deakin estates.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify property on the ACT Loose Fill Asbestos Insulation Register.
✓
Review the ACT Planning Strategy for any changes to RZ1 zoning.
✓
Check the 'Conveyancing File' for all building approvals and compliance certificates.
✓
Conduct a thorough plumbing inspection for tree root intrusion (common in leafy Hughes).
✓
Assess the EER report and identify costs for insulation upgrades.
✓
Check for any Asset Protection Zone requirements if near Red Hill Reserve.
✓
Verify the exact school catchment via the ACT Education Directorate website.
✓
Inspect the retaining walls on sloping blocks for structural integrity.
✓
Review the ACT Policing crime map for the specific street.
✓
Confirm the presence of a working smoke alarm and RCD compliance.
✓
Check for any planned roadworks on Yarra Glen or Hindmarsh Drive.
✓
Evaluate the impact of the Canberra Hospital expansion on local traffic for the specific street.
📚 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 2026-03-13. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with qualified professionals before making any property purchase.
