Armstrong Creek at a glance
17,550
People
$695,000
Median sale
$583/wk
Median rent
4.36%
Suburb gross yield
Median sale from 92 recorded sales (last 12 months) — a Districts calculation.
VIC › Armstrong Creek › Kempsey Walk
$635,000
Last sold
28 May 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
220 m²
Land
Districts View
No upside evidence detected in the data Districts holds for this lot.
No detected risks — but see the checklist: absence of evidence is not an all-clear.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Last sold
$635,000
28 May 2026 · derived via latest_sale
Local land rate: recorded House sales in Armstrong Creek (last 5 years) with land size have a median of $1,732/m² of land (n=118). Districts calculation from recorded sales — not a valuation.
Armstrong Creek at a glance
17,550
People
$695,000
Median sale
$583/wk
Median rent
4.36%
Suburb gross yield
Median sale from 92 recorded sales (last 12 months) — a Districts calculation.
Vs Armstrong Creek
-8.6%
Median sale
Suburb $695,000
+0.41 pp
Gross yield
Suburb 4.36%
Suburb median $695,000 from 92 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning data is being calculated
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
VICPlanning layers have not been retrieved for this property yet. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Rental
No advertised rent is recorded. Suburb median rent $583/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. Victoria has no public statewide property-level DA API. Nearby pipeline is unknown. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. Net yield / holding costs are not estimated outside NSW without inventing land tax.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
1 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownVictoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownDevelopment applications have not been queried for this parcel.
Statutory land value versus ask
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
Armstrong Creek at a glance
17,550
People
$695,000
Median sale
$583/wk
Median rent
4.36%
Suburb gross yield
Median sale from 92 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Armstrong Real Estate GeelongStylish, spacious, and perfectly positioned within a peaceful pocket of Armstrong Creek, this beautifully refreshed townhome delivers low-maintenance living with impressive proportions and functionality throughout. Offering a rare 4-bedroom, 2-living layout, the home has been thoughtfully designed for effortless modern living, featuring multiple living zones, contemporary upgrades, and seamless indoor-outdoor connection. North-facing windows invite an abundance of natural light throughout the home, enhancing the neutral colour palette and creating bright, inviting interiors across every space. The freshly transformed backyard further elevates the home, offering a peaceful and private setting complete with a cosy rear corner ideal for relaxing, watching sunsets, and enjoying the tranquil surrounds. Conveniently located within close proximity to parklands, walking tracks, schools, shopping amenities, and offering easy access to both Torquay Highway and Barwon Heads Road, this location delivers exceptional lifestyle appeal and connectivity.
Kitchen: Beautifully upgraded kitchen featuring 20mm stone benchtops, 600mm gas cooktop and integrated oven, rangehood, integrated double sink with chrome fittings, dishwasher, plumbed water point for fridge, ample cabinetry, timber laminate flooring, downlights, and generous bench space perfect for everyday living and entertaining.
Living/dining: Light-filled open-plan kitchen, living and dining zone enhanced by north-facing windows, featuring timber laminate flooring, split system heating and cooling, sheer day blinds with block-out roller blinds, downlights throughout, spacious living and dining areas, stainless steel security door to the sliding patio access, and sliding glass door access through to the backyard.
Second living: The upstairs second living zone offers added flexibility for families, complete with plush carpet flooring, split system heating and cooling, sheer day roller blinds and block-out blinds, privacy window allowing natural light while maintaining seclusion, and an open layout ideal for relaxing or working from home.
Master Suite: Light-filled and spacious master bedroom featuring plush carpet flooring, built-in wardrobe, north-facing windows, sheer day blinds and block-out roller blinds, creating a warm and comfortable retreat.
The ensuite showcases a fully tiled shower with chrome fittings, single vanity with cupboard storage, mirrored splashback, and contemporary finishes throughout.
Additional bedrooms: The additional bedrooms feature built-in robes, plush carpet flooring, sheer and block-out roller blinds, electric wall heaters, and large windows allowing excellent natural light.
Main bathroom: Well-appointed central bathroom featuring a tiled shower with niche, bath, vanity with ample storage and chrome fittings, mirrored splashback, window with flyscreen and sheer roller blind allowing natural light, and quality finishes throughout.
Exterior: Freshly transformed outdoor area designed for low-maintenance living and effortless entertaining, featuring lush turf surrounds, a spacious sun-filled backyard enhanced by the corner allotment position, landscaped gardens, gas provision for BBQ to the outdoor entertaining area, and convenient access to the separate double garage. A cosy private rear corner creates the perfect space to unwind, enjoy peaceful sunsets, and take in the privacy of the setting.
Mod cons: Split system heating and cooling, downstairs powder room, European laundry with trough, second upstairs living zone, sheer day blinds and block-out blinds throughout, downlights to the living and kitchen areas, flyscreens to all openable windows, stainless steel security door to sliding patio door, partial double glazing to an upstairs window, low-maintenance landscaped yard with turf, neutral colour palette, north-facing windows enhancing natural light, views onto surrounding greenery, and separate double garage access.
Ideal for: Downsizers, first home buyers, families, or investors.
Close by local facilities: Iona College, Geelong Lutheran College, Armstrong Creek School, Oberon High School, Armstrong Creek Town Centre, The Village Warralily, nearby walking and bike paths, future sporting, retail and community precincts, Geelong CBD short drive away.
*All information offered by Armstrong Real Estate is provided in good faith. It is derived from sources believed to be accurate and current as at the date of publication and as such Armstrong Real Estate simply pass this information on. Use of such material is at your sole risk. Prospective purchasers are advised to make their own enquiries with respect to the information that is passed on. Armstrong Real Estate will not be liable for any loss resulting from any action or decision by you in reliance on the information. PHOTO ID MUST BE SHOWN TO ATTEND ALL INSPECTIONS*
Listing description written by Bella Hill, Armstrong Real Estate Geelong — reproduced as published, not verified by Districts.
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