13 Goble Street, Hughes
RZ1: SUBURBAN · 747 m²
747 m² on RZ1 in Hughes, a second dwelling at $81,500 — and the only block here whose unimproved value went down this year.
Opens the screen on this block with 2 dwellings set. Put your own numbers in.
Photographs, floor plan, agent and inspection times are all on Allhomes. We hold none of them.
Hughes at 747 m² is the size where a dual occupancy is arguable rather than obvious. Plot ratio gives 373 m² across the site, twenty-one metres of frontage, and no awkward geometry to design around.
The charge is $81,500 payable against a codified $163,000, which puts Hughes in the middle of this group — well under Lyneham and Red Hill, well over Rivett and Macquarie.
The detail worth pausing on is the direction of the valuation. Hughes came down this year — unimproved value $1.06m in 2025, $1.0m now — and it is the only block in this group that did. That trims the charge, because the charge is struck against the uplift the variation creates rather than against anything a buyer pays.
As always: the purpose clause on the Crown lease is what decides whether a second dwelling is available at all, and it is in no published dataset.
The numbers
as at 1 September 2026Lease Variation Charge DI2026-142
| Dwellings | LVC payable | Per added dwelling |
|---|---|---|
| 2 the scheme reviewed | $81,500 | $81,500 |
| 3 | $137,000 | $68,500 |
| 4 | $155,625 | $51,875 |
Missing Middle 50% remission applied. Eligibility turns on facts about the applicant as well as the block and must be confirmed with the ACT Revenue Office.
No view on the asking price here. What a block is worth depends on what you would build and what it costs you to build it — run it with your own numbers and the answer is yours rather than ours.
What has not been checked
These were not assessed. Their absence from the list above is not evidence of their absence from the site.
- Contaminated land register
- Airport noise contours
- Registered easements and rights of way can end a project
- Sewer and water mains — build-over
- Crown lease purpose clause can end a project
- Concessional lease status can end a project
- Registered and regulated trees can end a project
- Ground conditions and geotechnical risk
- Solar access and overshadowing
- Third-party objection and ACAT appeal
Read from the block on 1 September 2026 and not changed since. Indicative screening, not a valuation or a feasibility study.
Send this to someone
Before any of this matters, the site has to work
The licence, the charge and the planning pathway are all downstream of one question: is the block worth developing at all? Put an ACT address in and get the zone, the unimproved value, the Lease Variation Charge at two, three or four dwellings, and a verdict on the asking price.
Figures as at 1 September 2026; page last reviewed 1 September 2026. Every figure here should be verified against the current instrument. This is a write-up of a block, not advice about a purchase; we are not connected with the seller or the agent, and nothing here is paid for. See how these are written, and how to correct one.
More block reviews
- 14 Bathurst Place, Macquarie RZ1 · 1,635 m²
- 3 Bernacchi Street, Mawson RZ2 · 911 m²
- 30 Quiros Street, Red Hill RZ1 · 1,105 m²
- 37 Salsola Street, Rivett RZ1 · 1,014 m²
- 70 Longstaff Street, Lyneham RZ1 · 580 m²