Stephen Thompson
31/21 Dawes Street, Kingston, ACT 2604
Auction
2 2 2
Open Saturday 6 June 10:45 am Auction Saturday 27 June 10:00 am๐๏ธ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Kingston โ Ngunnawal Country
Kingston is one of Canberra's oldest suburbs, originally established to house workers building the provisional Parliament House. It served as the city's primary commercial hub for decades, centered around the Kingston Power Station and the Causeway.
Today, it is a dual-natured suburb featuring the leafy, heritage-listed 'Old Kingston' and the high-density, vibrant 'Kingston Foreshore' waterfront precinct.
Overall Score
8.5
A top-tier Inner South suburb offering unmatched lifestyle and proximity to the Parliamentary Triangle.
Name Origin
Named after Charles Cameron Kingston, the former Premier of South Australia and a father of Federation.
Established
Gazetted 1928
Industrial Heritage
Home to the Canberra Glassworks, housed in the historic 1915 Power House.
Transport Hub
Location of the Canberra Railway Station, the terminus for the NSW TrainLink.
Retail Pioneer
Site of Canberra's first purpose-built shopping group, the Kingston Shops.
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
7.0
Stable demand with premium pricing, though apartment supply in the Foreshore can temper rapid growth.
Amenity
9.5
Exceptional access to Lake Burley Griffin, fine dining, and boutique retail.
Schools
9.0
In-area for highly regarded Telopea Park School and close to top private colleges.
Transport
8.0
Well-serviced by rapid bus routes and walking distance to major employment hubs.
Risk Profile
6.0
Primary risks involve strata management and heritage restrictions rather than market volatility.
Liveability
9.0
High-quality urban living with a mix of green space and vibrant nightlife.
Demographics
8.5
Affluent population of young professionals, diplomats, and wealthy downsizers.
Rental Demand
9.0
Extremely high due to proximity to government departments and the lake.
Growth Potential
7.5
Limited by high entry prices but supported by the enduring 'Inner South' prestige.
Affordability
3.0
One of Canberra's most expensive suburbs per square metre.
Crime & Safety
8.0
Generally safe, though typical urban issues like car break-ins occur in high-density areas.
Walkability
9.5
One of the few Canberra suburbs where a car-free lifestyle is genuinely viable.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median Unit
$745,000
Reflects high-density mix
12mo Growth
4.2%
Steady capital appreciation
Gross Yield
5.1%
Strong for units
Top School
Telopea Park
Highly sought-after catchment
Walk Score
94/100
Walker's Paradise
Population
6,500
High density urban core
โ
Key Advantages
- Unbeatable proximity to the Parliamentary Triangle and major government employers.
- Vibrant dining and social scene at the Kingston Foreshore and Green Square.
- Walking distance to Lake Burley Griffin and the Jerrabomberra Wetlands.
- Access to the prestigious Telopea Park School (dual-language program).
- High rental yields and low vacancy rates for investors.
- Strong historical character and 'Old Canberra' charm in the southern section.
โ ๏ธ Key Watch-Outs
- High strata levies in newer Foreshore developments due to lifts, gyms, and pools.
- Significant parking congestion during weekends and peak dining hours.
- Strict heritage overlays in 'Old Kingston' limiting renovation potential.
- Noise pollution near the Foreshore hospitality precinct at night.
- Potential for construction dust and noise from ongoing Section 49 developments.
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Urban Professional
How this suburb feels day-to-day.
๐ Property Types
Predominantly modern apartments and townhouses, with a small pocket of heritage houses.
Dominant dwelling stock.
๐ฐ Price Range
$550k (studio) – $4.5m+ (heritage house)
Typical entry to ceiling.
๐ก Why It Matters
Kingston is the cosmopolitan heart of Canberra. It offers a lifestyle that appeals to the city's highest-earning demographics, ensuring long-term asset resilience and high-quality tenant pools.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$2,450,000
$1.9m – $4.5m
๐ข Unit Median
$745,000
$520k – $1.8m
๐ Price Trend
+4.2% past 12 months
12-month movement
๐ Weekly Rents
Houses $1,100pw, Units $680pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
The market is heavily skewed toward units. House prices are volatile due to low volume but consistently command a massive premium for the Inner South location.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
Units are 20% above metro median; Houses are 140% above.
Price comparison
๐ Income Ratio
8.5x average household income
Median price รท median income
๐ณ Gross Yield
5.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Kingston is an aspirational suburb. While units offer an entry point for professionals, the detached housing market is restricted to the top 5% of earners.
๐ฅ Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
๐ Vacancy Rate
1.4%
Lower = tighter market
โฑ๏ธ Days to Lease
18 days
Avg time on market
๐ Rent Growth p.a.
+5.5% pa
Annual rental increase
Demand LevelVery High
๐ค Tenant Profile
Public service executives, diplomats, and young corporate professionals.
๐ผ Investor Outlook
Excellent for cash flow and low vacancy. Capital growth for units is moderate but stable, while land-tax in the ACT remains a key consideration for net returns.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+12.5% cumulative
3-Year Growth
+32.4% cumulative
5-Year Growth
๐ Growth Drivers
- Ongoing revitalization of the Kingston Arts Precinct.
- Scarcity of land in the Inner South.
- Proximity to the expanding Parliamentary employment hub.
- High demand for 'lock-up-and-leave' lifestyles among downsizers.
โ Headwinds
- High interest rate sensitivity among the professional buyer segment.
- Increased supply of apartments in neighboring Barton and Griffith.
- ACT Government land tax and rates increases.
๐ฎ 5-Year Outlook
Steady growth anticipated as the Arts Precinct matures and the Foreshore reaches full completion, cementing Kingston as Canberra's primary lifestyle destination.
๐ก๏ธ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
๐ Trend
Stable
vs last 12 months
๐๏ธ vs Metro Average
10% below metro average for violent crime; slightly higher for opportunistic theft.
Relative comparison
Risk Categories
Property Theft: Medium Personal Safety: Low Traffic/Hooning: Medium
๐ What to Check Locally
Check secure parking arrangements and building security protocols in Foreshore apartment complexes.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
The primary risks are financial (strata) and regulatory (heritage) rather than environmental.
๐ Flood Risk
Low risk; modern Foreshore developments have significant drainage engineering.
๐ฅ Bushfire Risk
Negligible risk due to urban density and distance from forest fringes.
๐ฆ Insurance Impact
Standard premiums apply, though high-rise strata insurance costs are rising across the ACT.
๐บ๏ธ Planning & Zoning
Development controls, overlays, and what's changing locally.
๐ Typical Zoning
RZ5 High Density Residential
๐ฒ Overlays
Heritage Precinct (Old Kingston), Kingston Foreshore Master Plan
๐๏ธ Development Hotspots
Section 49 (Arts Precinct) and the Causeway redevelopment area.
Zoning allows for significant density, which protects unit values through amenity but limits the 'suburban' feel in the northern half.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Excellent bus connectivity (Rapid routes) and walkable to Barton/Parkes.
๐๏ธ Amenity & Retail
World-class; includes the Foreshore boardwalk, Glassworks, and Green Square.
๐ฒ Parks & Recreation
Direct access to Lake Burley Griffin and Telopea Park.
๐ซ Schools
Top-tier; Telopea Park School is one of the best public schools in Australia.
๐ฅ Healthcare
Close to Barton private specialists and 10 mins to Canberra Hospital.
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
A highly educated, high-income demographic dominated by single professionals and childless couples.
๐ต Median Income
$135,000 pa
๐ Ownership
35% owner-occupied, 65% renting
๐ Age Profile
Median age 34
๐ Education
72% hold a Bachelor degree or higher
๐ Age Distribution
The high rental proportion ensures a liquid investment market, while the high income levels support premium retail and dining.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
The Kingston Arts Precinct is the final major piece of the suburb's transformation.
๐ Positive Impacts
- Enhanced cultural amenity and public spaces.
- Increased foot traffic for local businesses.
- Permanent home for key arts organizations.
๐ Negative Impacts
- Short-term construction noise and road closures.
- Increased competition for street parking.
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐Barton
Position North-West
Price Similar for units
Lifestyle More corporate and quiet; less 'nightlife'.
Best for Diplomats and senior bureaucrats.
๐Griffith
Position South-West
Price Higher for houses
Lifestyle More traditional suburban feel with larger blocks.
Best for Established families.
๐Narrabundah
Position South
Price More affordable
Lifestyle Grittier but rapidly gentrifying; larger gardens.
Best for First home buyers and renovators.
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
Newstead
QLD
8.5/10
Riverside urban renewal with high-end apartments and dining.
Pyrmont
NSW
8.0/10
High density near the CBD with a mix of heritage and modern builds.
Docklands
VIC
7.0/10
Modern waterfront precinct, though Kingston has more heritage soul.
Subiaco
WA
8.5/10
Blend of heritage charm and high-end modern apartment living.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents love the 'holiday at home' feel of the Foreshore and the sophisticated, leafy vibe of the older streets. It is seen as the most vibrant place to live in Canberra for those without large families.
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Lifestyle
I walk to work in Barton and have the best coffee in the city at my doorstep. It's expensive but worth every cent for the time I save.
Convenience Cost
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Community
Moving from a big house in Red Hill to a Foreshore apartment was the best move. Just watch out for the weekend crowds; it gets very busy.
Ease of living Crowds
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Prioritize 'Old Kingston' for capital growth and 'Foreshore' for lifestyle/yield.
- Request a minimum of 3 years of strata minutes to check for building defects.
- Check the specific school priority enrollment area boundaries as they are strictly enforced.
- Look for apartments with two car spaces; they command a significant premium here.
- Inspect during a weekend evening to understand noise levels from nearby bars.
โ Questions to Ask the Agent
- What are the current quarterly strata levies and the balance of the sinking fund?
- Has the building been audited for combustible cladding or structural defects?
- Is the property within the Telopea Park School priority enrollment area?
- Are there any planned developments on adjacent blocks that might block views?
- What is the Energy Efficiency Rating (EER) of the property?
- Is there any guest parking available within the complex?
- Are there any heritage restrictions on what I can change inside or outside?
๐ท๏ธ Seller Strategy
- Highlight energy efficiency ratings (EER), as Canberra buyers are very sensitive to heating costs.
- Professional styling is essential to meet the expectations of the high-income demographic.
- Target downsizers by emphasizing security and low-maintenance features.
- Ensure all unapproved structures are rectified before listing; ACT buyers are diligent.
๐ฃ Positioning Tips
Position the property as a 'lifestyle asset' rather than just a home. Emphasize the proximity to the lake and the 'walk-to-everything' convenience.
๐ผ Investment Case
High-yield, low-vacancy play with strong executive tenant appeal.
โ ๏ธ Investment Risks
High ACT land tax and potential for strata special levies in older apartment blocks.
๐ Action Plan
- Focus on 2-bedroom, 2-bathroom configurations for maximum tenant appeal.
- Verify the EER (Energy Efficiency Rating) is 6.0 or higher.
- Budget for higher-than-average strata management fees.
- Consider the tax implications of ACT's unique leasehold system.
๐ Renter Tips
- Apply with a complete profile; competition for good units is fierce.
- Check if the apartment includes a storage cage, as many units are small.
- Test the mobile phone reception inside the building.
๐๏ธ What Renters Love Here
Unbeatable lifestyle and social scene.
โ ๏ธ Renter Watch-Outs
Parking for guests is almost non-existent in the Foreshore.
๐ข Landlord Strategy
- Offer long-term leases to attract stable diplomatic or government tenants.
- Maintain high-quality appliances to justify premium rents.
๐ Compliance & Management
Ensure compliance with ACT's minimum ceiling insulation standards and smoke alarm laws.
๐ค Agent Insights
- The market is split between 'lifestyle' buyers and 'location' buyers.
- Telopea Park School catchment is a major price driver.
๐ฏ Marketing Angles
The 'Lakeside Luxury' angle for the Foreshore vs 'Heritage Elegance' for Old Kingston.
๐ค Target Buyer Profile
Young professional couples (DINKs) and affluent empty-nesters.
โ
Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
โ
Review the Section 119 Statement (Strata Report) in detail.โ
Verify the ACT Land Tax obligations if purchasing as an investment.โ
Confirm the Crown Lease expiry date and conditions.โ
Check for any outstanding compliance issues on the building file.โ
Assess the noise impact from the Kingston Foreshore hospitality precinct.โ
Evaluate the impact of the Kingston Arts Precinct construction on access.โ
Inspect the basement for any signs of water ingress or dampness.โ
Check the proximity to the nearest 'Rapid' bus stop.โ
Verify the boundaries of the heritage precinct for 'Old Kingston' properties.โ
Review the building's pet policy if applicable.๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
๐ planning.act.gov.au ๐ abs.gov.au ๐ act.gov.au ๐ police.act.gov.au ๐ education.act.gov.au
โ ๏ธ Important Disclaimer
This report is based on data available as of 2026-03-05. Property investment involves risk. Buyers should conduct their own independent financial and legal due diligence before proceeding with a purchase.
