Jonathan Charles
19 Hodgson Crescent, Pearce, ACT 2607
Auction 12pm, Saturday 8th August
3 1 2
Auction Saturday 8 August 12:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Pearce — Ngunnawal Country
Developed as part of the Woden Valley expansion in the mid-1960s, Pearce was designed to offer high-quality residential living with significant green belts. The suburb's layout follows the natural contours of the foothills of Mt Taylor, leading to its characteristic elevated streets.
Pearce has evolved into one of Woden's most desirable 'blue-chip' suburbs, characterized by extensive renovations of 1960s builds and high-end knock-down rebuilds.
Overall Score
8.5
A top-tier family suburb with high land value and strong community appeal.
Name Origin
Named after Sir George Pearce, a long-serving Senator and Minister in the Australian Parliament.
Established
Gazetted 1966
Natural Border
Mt Taylor Nature Reserve
Education Hub
Home to Melrose High and Sacred Heart Primary
Block Sizes
Typically 800sqm to 1200sqm
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand with low stock levels keeping prices resilient despite broader market fluctuations.
Amenity
8
Excellent local shops and proximity to South.lands and Woden Town Centre.
Schools
9
Highly regarded public and private options within or immediately adjacent to the suburb.
Transport
7
Good bus links to Woden and Civic, though largely car-dependent for daily tasks.
Risk Profile
6
Impacted by bushfire zones and historical asbestos remediation sites.
Liveability
9
High quality of life with abundant green space and quiet residential streets.
Demographics
9
Affluent population of established professionals and families.
Rental Demand
7
Strong demand for family homes, though yields are compressed by high entry prices.
Growth Potential
8
Strong due to scarcity of large blocks and proximity to the Woden regeneration.
Affordability
3
One of the more expensive suburbs in the Woden Valley region.
Crime & Safety
9
Very low crime rates compared to the ACT metropolitan average.
Walkability
6
Hilly terrain and suburban layout make walking to major hubs challenging for some.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,420,000
Reflecting premium Woden pricing
1yr Growth
4.2%
Outperforming broader ACT average
Green Space
42%
Includes Mt Taylor reserve access
Family Ratio
78%
Predominantly family households
Safety Rating
High
Top 15% of ACT suburbs
To CBD
15-20m
Easy commute via Tuggeranong Pkwy
✅ Key Advantages
- Large, established blocks with significant mature landscaping.
- Exceptional views from elevated streets on the western side.
- Walking distance to the popular Mt Taylor hiking trails.
- Strong school catchment including Melrose High and Marist College nearby.
- Quiet, low-traffic streets with a high sense of community safety.
- Proximity to the Canberra Hospital and Woden Town Centre.
⚠️ Key Watch-Outs
- High entry price point limits accessibility for first home buyers.
- Bushfire management requirements for properties on the reserve fringe.
- Presence of historical 'Mr Fluffy' loose-fill asbestos sites (mostly remediated).
- Aging infrastructure in some original 1960s homes requiring capital works.
- Limited local nightlife or high-density entertainment options.
- Steep driveways and hilly terrain in specific pockets.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Established Family
How this suburb feels day-to-day.
🏠 Property Types
Mostly detached houses, limited townhouses and dual-occupancies.
Dominant dwelling stock.
💰 Price Range
$1.1m – $2.5m
Typical entry to ceiling.
💡 Why It Matters
Pearce represents the 'aspirational' move for families within the Woden Valley. Its stability and lack of high-density development preserve its quiet, leafy character and long-term capital value.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,420,000
$1.25m – $2.3m
🏢 Unit Median
$765,000
$680k – $920k
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $620pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between Pearce and neighboring Mawson or Torrens reflects its superior elevation and school catchments. Investors should note the high land-to-asset ratio.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
15% above ACT median house price
Price comparison
📋 Income Ratio
8.8x average household income
Median price ÷ median income
💳 Gross Yield
3.2% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Pearce is a premium market. While expensive, it offers better value per square metre than the Inner South (Forrest/Red Hill) while providing similar lifestyle benefits.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
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 professionals from Canberra Hospital and executive families.
💼 Investor Outlook
Low yield but high capital growth potential. The market is dominated by owner-occupiers, which supports price stability during downturns.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+14.5%
3-Year Growth
+35.2%
5-Year Growth
📍 Growth Drivers
- Ongoing gentrification and high-end renovations.
- Scarcity of large residential blocks in the Woden Valley.
- Proximity to the Woden light rail stage 2 development.
- Strong demand for the local school catchments.
⛔ Headwinds
- Interest rate sensitivity for high-value mortgages.
- Increasing insurance costs for bushfire-prone zones.
- Limited new development opportunities to drive volume.
🔮 5-Year Outlook
Expect steady growth as Woden transforms into a secondary CBD for Canberra. Pearce will remain the preferred choice for families seeking a quiet alternative to high-density Woden living.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% below ACT average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Low
📋 What to Check Locally
Standard residential security is typically sufficient. Check the ACT Crime Map for specific street-level data near the local shops.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary environmental risk is bushfire due to the proximity to Mt Taylor. Buyers should also verify the 'Mr Fluffy' status of any original 1960s/70s property.
🌊 Flood Risk
Very low risk due to elevated topography and efficient drainage systems.
🔥 Bushfire Risk
High risk for properties on the western edge (e.g., Macfarland St, Hawkesbury Cres).
🏦 Insurance Impact
Likely to be standard, but check for bushfire loading on premiums for fringe properties.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
RZ1 - Suburban
🔲 Overlays
Bushfire Prone Area (western fringe)
🏗️ Development Hotspots
Limited; mostly individual knock-down rebuilds.
RZ1 zoning protects the suburb from high-density development, ensuring the low-density family character is maintained.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Reliable bus routes to Woden Interchange; easy access to Tuggeranong Parkway.
🛍️ Amenity & Retail
Pearce shops offer a popular cafe, grocery, and pharmacy; South.lands Mawson is 2 mins away.
🌲 Parks & Recreation
Direct access to Mt Taylor Nature Reserve and multiple local playgrounds.
🏫 Schools
Melrose High School and Sacred Heart Primary are within the suburb.
🏥 Healthcare
5-minute drive to Canberra Hospital in Garran.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable, high-income demographic consisting largely of established families and older couples.
💵 Median Income
$135,000 pa (household)
🏠 Ownership
76% owner-occupied, 24% renting
🎂 Age Profile
Median age 41
🎓 Education
High; 45% of residents hold a Bachelor degree or higher.
📊 Age Distribution
The high owner-occupancy rate indicates a committed community and lower turnover, which typically supports property values.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The most significant impacts come from the broader Woden Town Centre regeneration and the planned Light Rail Stage 2B.
📈 Positive Impacts
- Improved public transport connectivity via Light Rail.
- Increased retail and dining options in nearby Woden.
- Modernization of the Canberra Hospital facilities.
📉 Negative Impacts
- Construction traffic on main arterial roads (Athllon Dr).
- Potential for increased 'cut-through' traffic during peak hours.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Mawson
Position
Adjacent (South)
Price
10-15% cheaper
Lifestyle
More commercial/retail focus with South.lands.
Best for
Budget-conscious families and investors.
📍Garran
Position
Adjacent (North)
Price
10-20% more expensive
Lifestyle
Closer to hospital and elite private schools.
Best for
Medical professionals and high-net-worth families.
📍Torrens
Position
Adjacent (West)
Price
Similar
Lifestyle
Very similar character, slightly further from Woden.
Best for
Families seeking Mt Taylor access.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Cook
ACT
8/10
Leafy, established, 1960s character with strong local shops.
Aranda
ACT
9/10
Premium bush-fringe living with high-performing schools.
Chapman
ACT
8/10
Elevated blocks and strong family demographics.
Frenchs Forest
NSW
8/10
Family-centric, near hospitals, leafy and hilly.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents praise the suburb for its quietness, safety, and the 'village feel' of the local shops, though some note the high cost of entry.
★★★★★
Family Life
The best place to raise kids in Canberra. We walk to the Mt Taylor summit every weekend.
Community
Nature
★★★★☆
Quietness
Very peaceful, though the hills can be a bit much as you get older.
Peaceful
Topography
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with north-to-the-rear orientation for maximum energy efficiency.
- Check the ACT Government Asbestos Response Team records for any 'Mr Fluffy' history on the specific block.
- Look for homes with existing double-glazing and updated insulation to handle Canberra winters.
- Negotiate harder on properties with steep, difficult-to-access driveways.
- Attend several auctions to understand the local bidding 'premium' for elevated views.
❓ Questions to Ask the Agent
- Has this property ever been identified on the Loose Fill Asbestos Insulation Register?
- What is the current Asset Protection Zone (APZ) requirement for this block regarding bushfire?
- Are there any known easements affecting the large backyard?
- When was the last time the electrical wiring and plumbing were updated?
- What are the specific school catchment boundaries for this street this year?
- Has the property had a recent building and pest inspection that I can review?
🏷️ Seller Strategy
- Highlight proximity to Mt Taylor and school catchments in all marketing.
- Professional landscaping is essential to maximize the value of large Pearce blocks.
- Ensure the EER (Energy Efficiency Rating) is as high as possible before listing.
- Consider a 'soft launch' to local databases as Pearce buyers are often local movers.
📣 Positioning Tips
Position the property as a 'forever home' in a supply-constrained market. Emphasize the lifestyle benefits of the Woden Valley regeneration without the noise of the town centre.
💼 Investment Case
Pearce is a capital growth play, not a yield play.
⚠️ Investment Risks
Low yields and high land tax in the ACT can impact cash flow.
📈 Action Plan
- Target original homes on large blocks for long-term land banking.
- Consider adding a compliant secondary residence (granny flat) to boost yield.
- Focus on the 3-bedroom house segment which has the highest tenant demand.
🔑 Renter Tips
- Be prepared with a complete application; competition for houses is fierce.
- Check the heating systems—older Pearce homes can be very cold in winter.
🏘️ What Renters Love Here
Access to elite schools and a very safe environment.
⚠️ Renter Watch-Outs
Limited public transport frequency compared to the Inner North.
🏢 Landlord Strategy
- Maintain the gardens; tenants in this price bracket expect high-quality outdoor spaces.
- Ensure compliance with ACT minimum ceiling insulation standards.
📋 Compliance & Management
Strict ACT tenancy laws regarding pets and minor modifications must be followed.
🤝 Agent Insights
- Stock levels remain 20% below long-term averages in this pocket.
- Buyers are increasingly wary of un-renovated 1960s wet areas.
🎯 Marketing Angles
The 'Mt Taylor Lifestyle' and 'Woden's Most Stable Suburb'.
👤 Target Buyer Profile
Professional families with 2+ children and medical staff from Garran.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify 'Mr Fluffy' status via the ACT Government website.
✓
Check the EER (Energy Efficiency Rating) report.
✓
Review the Crown Lease for any restrictive covenants.
✓
Assess the bushfire attack level (BAL) if near the reserve.
✓
Inspect the retaining walls on sloped blocks for structural integrity.
✓
Confirm the property is within the Melrose High School catchment area.
✓
Check for any unapproved structures in the building file.
✓
Evaluate the condition of the sewer and stormwater pipes (common 1960s issue).
✓
Review the ACT Crime Map for the immediate vicinity.
✓
Check the 'Territory Plan' for any future zoning changes nearby.
📚 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 March 31, 2026. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent enquiries and consult with professionals before purchasing.
