Hughes ACT Property Investment
Unincorporated ACT · 2605 · Score: 73/100 · Buy
Hughes Short-Term Rental (Airbnb) Market
Estimated revenue assumes year-round availability. Non-hosted short-stays are night-capped in some councils (e.g. 60 nights across most of Byron Shire, 180 in Ballina, Muswellbrook and parts of Greater Sydney) and levied in Victoria — the legal cap can cut achievable income well below this figure. Run STR Check for the rules on a specific address.
Hughes ACT Investment Brief
BUY — 3.2% gross yield on a $1,318,000 median.
THE MARKET
Hughes has compounded at 5.4%/yr over 5 years — a house that cost $1,013,240 in 2021 is worth $1,318,000 today. Properties are sitting on market for 64 days (buyers have negotiating room). At the same growth rate, today's median reaches $1,714,425 by 2031.
- Median house: $1,318,000 | Units: $316,000
- Gross yield: 3.2% | Net yield: 1.7%
- 5yr price CAGR: 5.4%/yr | 3yr forecast: 12.8%/yr
- Population: 3,210 | Owner-occupier rate: 72% | Affluence: Very High
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 2.0% (improving) | Rental demand: High
- Median weekly rent: $800/wk | Days on market: 64 (worsening)
- Balanced market — vacancy manageable but monitor trend.
SHORT-TERM RENTAL
- Median nightly rate: $402/night | Occupancy: 52%
- Estimated annual STR gross: ~$76,394/yr
- vs long-term rent: $41,600/yr (+84% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- ACT Light Rail Stage 2B (Woden) (Announced)
- ACT Light Rail Stage 2A (Under Construction)
- Transport: Canberra Station station 5.3km away
BULL CASE
If Hughes maintains 3%+ annual growth and vacancy stays below 1.4%, median prices could reach $1,515,700 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Hughes pull back 10-15% from $1,318,000, with vacancy rising to 3.6% and rental yields softening as tenants gain leverage.
KEY RISKS
- No significant risk factors identified for this suburb
COMPARABLE MARKETS
- Macquarie (ACT): $995,000 median, 3.4% yield, 0.6% 1yr growth
- Florey (ACT): $935,000 median, 3.7% yield, 16.4% 1yr growth
- Narrabundah (ACT): $1,366,000 median, 3.1% yield, 15.3% 1yr growth
THE PLAY
Hughes presents a compelling investment opportunity. The combination of solid fundamentals and high rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 3.2% and prioritise properties with value-add potential. Consider timing entry around the current cooling phase of the market cycle.
- Entry range: $1,186,200 – $1,449,800
- Minimum gross yield to target: 4.5%
- Watch signal: vacancy dropping below 2% and days on market falling below 35
This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.
Gentrification Index
Growth Forecast
low confidenceBasis: 5yr CAGR 5.4% + 10yr CAGR 6.4%
- +Low rental vacancy (2.0%) — constrained supply
- −Slow market (64 days avg) — buyer hesitancy
- −High supply pipeline (22865 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-07
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
4,928
2020
5,078
2021
6,172
2022
3,856
2023
2,831
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2605
Decile 10 of 10 — Low disadvantage
Population
12,488
Education (IEO)
10/10
Econ. Resources (IER)
9/10
10-Year Investment Projection
Modelled on Hughes ACT data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $800/wk median rent for Hughes. Capital growth and rent increase are editable assumptions.
Schools
In your catchment
These are the government-school zones containing this suburb centroid. Specific addresses within the suburb may fall in different catchments — confirm with the school directly.
Nearby Suburbs
Analyse a Property in Hughes
Get instant STR rules, granny flat feasibility, rental yield, and full investment strategy comparison for any address in Hughes.
Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.