Property condition deserves 3.5 stars, not 3. The deduction of 1.5 stars has to do with some leaking by the windows and a partially torn plastic strip in the shower door. Some minor fixing will make this hotel a great place to stay.
The staffers were FANTASTIC. The front desk crew I met, Miranda and Naomi, were very helpful and friendly, . The housekeeping attendant even picked up and folded clothes I left on the floor.
The location is good. Tramlines, the central rail station (about 20 minutes walking), shops and lots of restaurants are close by. At the same time, the area is still quiet at night for a good sleep.