Robert Nepomuceno
8B Broadby Close, Spence, ACT 2615
AUCTION 11/06/2026
3 2 2
Open Saturday 6 June 10:15 am Auction Thursday 11 June 5:00 pm๐๏ธ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Spence โ Ngunnawal Country
Developed during the peak of Canberra's 1970s suburban expansion, Spence was designed with a focus on pedestrian connectivity and large residential allotments. It was planned as part of the Belconnen district to provide high-quality housing for the growing public service workforce.
The suburb has transitioned into a mature, leafy enclave where original 1970s 'ex-govvie' homes are being progressively renovated or replaced by modern family residences.
Overall Score
7.8
A high-performing family suburb that balances space and community value.
Name Origin
Named after William Guthrie Spence (1846–1926), a founder of the Australian Workers' Union and a member of the first Federal Parliament.
Established
Gazetted 1972
Natural Border
Adjoins Mount Rogers Reserve
Block Sizes
Typically 700sqm to 1000sqm+
Education Hub
Home to Mount Rogers Primary School
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
6.2
Steady demand with low turnover as families tend to hold properties long-term.
Amenity
7.0
Excellent local shops and proximity to Belconnen Town Centre, though car-dependent.
Schools
8.2
Highly regarded local primary schooling and proximity to Melba Copland Secondary.
Transport
5.8
Reliable bus services but lacks rapid transit links compared to the town centres.
Risk Profile
7.5
Low environmental risk, though building age requires thorough structural due diligence.
Liveability
8.5
Exceptional for families due to parkland access and quiet cul-de-sac layouts.
Demographics
7.8
High proportion of established families and increasing numbers of young professionals.
Rental Demand
6.8
Consistent demand for 3-4 bedroom houses from families and defense personnel.
Growth Potential
7.4
Large blocks offer significant value-add potential through renovation or secondary dwellings.
Affordability
6.0
Mid-range for Belconnen; offers better value per square metre than inner-city suburbs.
Crime & Safety
8.4
Statistically one of the safer suburbs in the Belconnen district.
Walkability
5.2
Hilly terrain and suburban layout make it less walkable for daily errands without a car.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$965,000
Estimated March 2026
12mo Growth
3.8%
Steady capital appreciation
Family Ratio
74%
Highly family-centric
Green Space
High
Mount Rogers access
CBD Commute
18-22 min
Via Ginninderra Drive
Ownership
78%
High owner-occupancy
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Key Advantages
- Generous block sizes providing ample space for gardens, pools, or extensions.
- Direct access to Mount Rogers Reserve for hiking and panoramic views.
- Strong community feel centered around the well-utilised Spence local shops.
- Quiet residential streets with minimal through-traffic due to cul-de-sac planning.
- Proximity to major employment hubs in Belconnen and the University of Canberra.
- Mature tree canopy providing excellent street appeal and natural cooling.
โ ๏ธ Key Watch-Outs
- Presence of bonded asbestos in eaves and wet areas of original 1970s homes.
- Limited public transport options with reliance on feeder bus services.
- Aging infrastructure in some original homes (plumbing and electrical).
- Distance from the Canberra Light Rail network.
- Significant price premium for renovated properties compared to unrenovated stock.
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Established Family
How this suburb feels day-to-day.
๐ Property Types
Predominantly detached single-storey houses on large blocks.
Dominant dwelling stock.
๐ฐ Price Range
$850k – $1.45m
Typical entry to ceiling.
๐ก Why It Matters
Spence represents the 'middle-ring' sweet spot of Canberra real estate. It offers the space that modern families crave without the extreme price tags of the Inner North, making it a primary target for second-home buyers and renovators.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$965,000
$880k – $1.4m
๐ข Unit Median
$640,000
$580k – $720k
๐ Price Trend
+3.8% past 12 months
12-month movement
๐ Weekly Rents
Houses $680pw, Units $540pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
The market has shown resilience despite interest rate pressures, underpinned by the scarcity of large blocks in the ACT and the suburb's high owner-occupier rate.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
8% below Canberra median house price
Price comparison
๐ Income Ratio
7.4x average household income
Median price รท median income
๐ณ Gross Yield
3.7% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than the Inner North, Spence has become increasingly competitive for first-home buyers, often requiring a significant deposit to secure quality land.
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
19 days
Avg time on market
๐ Rent Growth p.a.
+4.2%
Annual rental increase
Demand LevelHigh
๐ค Tenant Profile
Professional families and staff from the nearby University of Canberra or Calvary Hospital.
๐ผ Investor Outlook
Strong long-term prospects due to land value. Investors should target 4-bedroom configurations which are in highest demand for the area.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.8%
1-Year Growth
+12.5% cumulative
3-Year Growth
+34.9% cumulative
5-Year Growth
๐ Growth Drivers
- Ongoing gentrification as younger families replace original retirees.
- Scarcity of large RZ1 blocks in the Belconnen district.
- Proximity to the expanding Belconnen Town Centre and employment precinct.
- High demand for catchment-specific housing for Mount Rogers Primary.
โ Headwinds
- Higher renovation costs for older 1970s dwellings.
- Competition from newer, smaller-block developments in Ginninderry.
- Sensitivity to interest rate movements among middle-income buyers.
๐ฎ 5-Year Outlook
Expect steady capital growth outperforming the broader ACT average as the 'renovator's delight' stock is exhausted and the suburb's premium status in Belconnen solidifies.
๐ก๏ธ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.4
Safety Score
Above Average
๐ Trend
Stable
vs last 12 months
๐๏ธ vs Metro Average
12% below ACT average crime rate
Relative comparison
Risk Categories
Property Crime: Low Personal Safety: Very Low Traffic Incidents: Medium
๐ What to Check Locally
Standard residential security measures are sufficient. Check local police reports for occasional opportunistic vehicle theft in parkland parking areas.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
Primary risks are related to the age of the housing stock and specific historical land issues in the ACT.
๐ Flood Risk
Low risk; suburb is elevated with good drainage infrastructure.
๐ฅ Bushfire Risk
Moderate risk for properties directly backing onto Mount Rogers Reserve; BAL ratings may apply.
๐ฆ Insurance Impact
Standard premiums apply, though specific disclosure of asbestos history may be required for some older builds.
๐บ๏ธ Planning & Zoning
Development controls, overlays, and what's changing locally.
๐ Typical Zoning
RZ1 - Low Density Residential
๐ฒ Overlays
Precinct Code requirements for Mount Rogers interface areas.
๐๏ธ Development Hotspots
Limited; mostly individual block redevelopments or dual-occupancy conversions under new ACT planning rules.
The RZ1 zoning protects the suburb's low-density character, ensuring it remains a quiet residential area without high-rise encroachment.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Primarily car-dependent; serviced by Transport Canberra bus routes 40, 41, and 42.
๐๏ธ Amenity & Retail
Excellent local shops including a popular butcher, baker, and supermarket.
๐ฒ Parks & Recreation
Superior access to Mount Rogers Reserve and numerous internal pocket parks.
๐ซ Schools
Strong local options including Mount Rogers Primary and nearby Melba Copland Secondary School.
๐ฅ Healthcare
10-minute drive to Calvary Public/Private Hospital in Bruce.
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
A stable, high-income demographic consisting largely of established families and public service professionals.
๐ต Median Income
$118,000 pa (Household)
๐ Ownership
78% owner-occupied (including with mortgage)
๐ Age Profile
Median age 38
๐ Education
High; over 35% of residents hold a bachelor degree or higher.
๐ Age Distribution
The high owner-occupancy rate and stable income levels contribute to well-maintained properties and a consistent upward pressure on prices.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
Development is largely confined to residential renewals and upgrades to local community infrastructure.
๐ Positive Impacts
- Upgrades to Mount Rogers walking trails and recreational facilities.
- Modernization of the Spence local shopping precinct.
- Increased allowance for dual-occupancy on large blocks under the new Territory Plan.
๐ Negative Impacts
- Short-term construction noise from individual block redevelopments.
- Increased street parking pressure near the local primary school during peak times.
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐Evatt
Position South
Price Similar
Lifestyle More central but slightly smaller average block sizes.
Best for Families wanting closer proximity to Ginninderra Drive.
๐Melba
Position West
Price Slightly cheaper
Lifestyle Closer to high schools but less 'leafy' than Spence.
Best for Budget-conscious families with teenagers.
๐Flynn
Position South-West
Price Similar
Lifestyle Very quiet, almost no commercial amenity within the suburb.
Best for Those seeking absolute seclusion.
๐Fraser
Position North-West
Price Slightly more expensive
Lifestyle Higher elevation with better views but further from the city.
Best for View-seekers and those wanting newer builds.
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
Chapman
ACT
8.2/10
Both offer large blocks and proximity to nature reserves (Mt Rogers vs Mt Stromlo).
Cook
ACT
8.5/10
Established 1970s character with a strong local shopping culture.
Frenchs Forest
NSW
7.9/10
Middle-ring family stronghold with a focus on large blocks and greenery.
Wheelers Hill
VIC
7.7/10
Suburban layout with significant elevation and family appeal.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents praise Spence for its safety, large backyards, and the 'village feel' of the local shops, though some note the need for better public transport.
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Family Life
The best place to raise kids in Belconnen. They can walk to Mount Rogers and the primary school is fantastic.
Safe Education
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Renovation
Bought an original 1974 house. It's a lot of work, but the block size is something you just can't find in the newer areas.
Land Value Maintenance
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Community
The Spence shops are the heart of the suburb. Everyone knows each other at the butcher and the bakery.
Community Amenity
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Transport
Love the quiet, but the bus to the city takes forever. You definitely need two cars if you live here.
Quiet Transport
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Investment
Low vacancy rates and high-quality tenants. Families tend to stay for years which makes management easy.
Stability Yield
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Lifestyle
Great for morning runs up Mount Rogers, though I do miss having more cafes within walking distance.
Nature Nightlife
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Prioritize north-facing blocks to maximize solar gain, common in Spence's street layouts.
- Check the ACT Loose-Fill Asbestos (Mr Fluffy) register for any historical buyback records on the street.
- Budget for immediate upgrades to insulation and window glazing, as 1970s builds are often thermally inefficient.
- Look for properties backing onto green belts; these command a 5-10% premium but offer better long-term value.
- Verify if the property has been re-wired, as original rubber cabling may still exist in some unrenovated homes.
โ Questions to Ask the Agent
- Has this property ever been tested for loose-fill asbestos (Mr Fluffy)?
- Are there any known easements that would prevent the construction of a secondary dwelling?
- What is the age of the hot water system and main electrical board?
- Does the property meet the current ACT rental minimum insulation standards?
- Have there been any structural issues identified with the slab or foundation?
- What are the specific school catchment zones for this street address?
- Are any of the mature trees on the block 'Registered Trees' under the Tree Protection Act?
๐ท๏ธ Seller Strategy
- Highlight the 'Mount Rogers catchment' in all marketing materials.
- Invest in professional landscaping; in a suburb known for its gardens, street appeal is a major price driver.
- Ensure a clear building and pest report is available, specifically addressing the status of any asbestos.
- Showcase the potential for a 'granny flat' or secondary dwelling to appeal to multi-generational buyers.
- Focus on the 'lifestyle' aspect of the local shops and community events.
๐ฃ Positioning Tips
Position the property as a 'forever home' with the space to grow. Emphasize the stability of the neighborhood and the rarity of the block size compared to new developments.
๐ผ Investment Case
Spence offers a 'land banking' opportunity with reliable rental income from families.
โ ๏ธ Investment Risks
High entry price relative to yield; potential for unexpected maintenance costs on older structures.
๐ Action Plan
- Target 3-4 bedroom houses with secure fencing for pets/children.
- Consider properties with RZ1 dual-occupancy potential under the new Territory Plan.
- Perform a thorough thermal efficiency audit to ensure compliance with ACT rental minimum standards.
- Focus on long-term capital growth rather than immediate cash flow.
๐ Renter Tips
- Be prepared for high competition during the January-February 'Canberra reshuffle'.
- Check the heating systems; older wall units can be expensive to run in winter.
- Ask about the gardener; many Spence landlords include garden maintenance in the rent.
๐๏ธ What Renters Love Here
Large backyards and quiet streets perfect for families.
โ ๏ธ Renter Watch-Outs
Older homes can be very cold in winter if not properly insulated.
๐ข Landlord Strategy
- Upgrade to energy-efficient heating to attract higher-quality, long-term tenants.
- Maintain the mature trees on the property to preserve the suburb's character and tenant appeal.
- Ensure compliance with the ACT's strict ceiling insulation and smoke alarm regulations.
๐ Compliance & Management
Must meet ACT Minimum Energy Efficiency Standards for rental properties, particularly regarding ceiling insulation.
๐ค Agent Insights
- The most active buyer segment is young families moving out of townhouses in Gungahlin or Belconnen.
- Stock levels remain low; off-market opportunities are rare as sellers prefer the competitive auction process.
- Renovated kitchens and bathrooms add disproportionate value in this suburb.
๐ฏ Marketing Angles
The 'Mount Rogers Lifestyle' and 'Classic Canberra Block Size'.
๐ค Target Buyer Profile
Upsizing families and local renovators.
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Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
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Search the ACT Government's Loose-Fill Asbestos (Mr Fluffy) register.โ
Review the Building and Compliance Report (standard in ACT sales).โ
Check the Lease Conveyancing Inquiry for any outstanding land rent or charges.โ
Inspect the condition of the roof tiles and pointing (common issue in 1970s builds).โ
Verify the functionality of the ducted gas heating or reverse cycle systems.โ
Assess the orientation of the living areas for winter sun penetration.โ
Check for any unapproved structures (sheds, pergolas) in the building file.โ
Evaluate the distance to the nearest bus stop and frequency of service.โ
Confirm the BAL (Bushfire Attack Level) rating if near Mount Rogers.โ
Review the Territory Plan for any recent zoning changes affecting the block.โ
Conduct a moisture test in wet areas to check for failing waterproof membranes.โ
Check the age and condition of the sewer lines (clay pipes are common).๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
๐ planning.act.gov.au ๐ asbestos.act.gov.au ๐ abs.gov.au ๐ transport.act.gov.au ๐ education.act.gov.au
โ ๏ธ Important Disclaimer
This report is based on data available as of March 2026 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.
