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 › Mistybrook Pl
$810,000
Last sold
6 July 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
558 m²
Land
196 m²
Building
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
$810,000
6 July 2026 · derived via latest_sale
Local land rate: recorded House sales in Armstrong Creek (last 5 years) with land size have a median of $1,738/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
+16.5%
Median sale
Suburb $695,000
-0.62 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 GeelongNestled within a quiet setting in the heart of Armstrong Creek, this spacious family residence on a generous 558m² allotment delivers the perfect combination of comfort, functionality and convenience. Offering four bedrooms, two bathrooms and two separate living zones, the home has been thoughtfully designed to cater to growing families seeking flexible living spaces and a lifestyle close to everyday amenities. Eco friendly features including solar panels and two solar batteries helping to increase the sustainability of the home. Positioned within easy reach of local schools, shopping centres, parks and walking trails, this is an outstanding opportunity to secure a quality home in one of Armstrong Creek's most sought-after locations.
Kitchen: Centrally positioned and overlooking the main living and dining areas, the kitchen offers ample bench space, Smeg appliances, a walk-in pantry with built in shelving, generous cabinetry, tiled splashback, microwave cavity, pendant lighting over the island and practical functionality.
Living/Dining: The spacious open-plan living and dining area forms the heart of the home, creating a welcoming environment for family gatherings and relaxation. Filled with natural light, 12-month-old carpet in the living, shutters, ducted heating, evaporative cooling, downlights and a glass sliding door opening to the backyard and undercover alfresco.
Additional Living: A separate second living area provides flexibility for growing families, offering the perfect space for a media room, children's retreat, formal lounge or home office.
Master Bedroom: Privately positioned at the front of the home, the master suite features a spacious sized room, venetian blinds, and a generous size walk-in robe. A private ensuite with an extended shower, handheld shower head, thermostat, towel rail, frosted window, single vanity and ample storage.
Additional Bedrooms: Three additional bedrooms provide comfortable accommodation for family members and guests with 12-month-old carpet, and upgraded carpet. Well-positioned at the back of the home, they are serviced by the central bathroom and offer flexibility for growing families.
Main Bathroom: Conveniently located to service the secondary bedrooms, the family bathroom features a practical layout designed to accommodate the demands of busy household, along with a separate toilet, semi frameless shower, handheld showerhead and a frosted window.
Outdoor: Set on a substantial 558m² allotment, the spacious rear yard provides plenty of room for children and pets to enjoy. The expansive outdoor area offers excellent potential for entertaining, future landscaping or simply enjoying the space and privacy on offer.
Modern Conveniences: Double garage, two separate living zones, master bedroom with ensuite and walk-in robe, laundry with external access, linen cupboard and ample storage, family-friendly floorplan, evaporative cooling and heating on a generous 558m² allotment in a quiet location.
Ideal for: Families, first-home buyers, investors and those seeking a spacious home with multiple living zones, generous outdoor space and convenient access to local amenities.
Close by local facilities: Armstrong Creek School, St Catherine of Siena Primary School, Geelong Lutheran College, Iona College, Armstrong Creek Town Centre, The Village Warralily Shopping Centre, local parks and playgrounds, walking and cycling tracks, sporting reserves, public transport and easy access to Geelong CBD and the Surf Coast.
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.
Listing description written by Sam McLachlan, Armstrong Real Estate Geelong — reproduced as published, not verified by Districts.
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