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 › Chamberlain Dr
$725,000–$775,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
449 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
Asking
$725,000–$775,000
Asking range · $1,615/m² of land
No recorded sale for this property.
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
+4.3%
Median sale
Suburb $695,000
-0.18 pp
Gross yield
Suburb 4.36%
Suburb median $695,000 from 92 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$44,071 on top of the price (6.1% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: Victoria schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Based on the low end of the asking range, not a contract price.
Pre-filled with Armstrong Creek's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
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.
Gross yield if leased at the suburb aggregate is 4.2%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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 GeelongThoughtfully upgraded and beautifully presented, this family home offers the perfect balance of comfort, functionality and low-maintenance living within the sought-after Ashbury Estate. Featuring four bedrooms, two living zones, quality finishes and a functional family floorplan, the home is designed to cater to modern living. Ideally positioned close to Armstrong Creek Town Centre, Iona College, local parks and walking tracks, with easy access to the Surf Coast Highway and Barwon Heads Road.
Key Features:
- Spacious 4 bedroom home on 449m2 in Ashbury Estate
- Two separate living zones
- Kitchen with 40mm stone benchtops, 900mm appliances & walk-in pantry
- Open plan living and dining with seamless undercover alfresco access
- Master suite with walk-in robe and upgraded ensuite
- Ducted heating + evaporative cooling throughout
- Water filtration system
- Upgraded features throughout
- Large garden shed and established gardens
- Close to Armstrong Creek Town Centre, Iona College, parks & major road links
Offering a versatile layout with plenty of space for the whole family, the home combines light-filled interiors with quality finishes and practical features throughout.
Kitchen: Well-appointed and designed for both functionality and entertaining, the kitchen features 40mm stone benchtops, a spacious island bench with feature pendant lighting, 900mm oven and gas cooktop, large walk-in pantry and an abundance of storage including overhead cabinetry. A white tiled splashback, large fridge cavity and double sink with pull-out mixer tap and integrated water filtration system complete the space.
Living & Dining: Light-filled and inviting, the open-plan living and dining area features timber laminate flooring, downlights throughout, ducted heating, evaporative cooling and a ceiling fan for year-round comfort. Separate yet connected living and dining zones provide flexibility, while a feature pendant light adds a stylish touch above the dining area. Glass sliding doors create a seamless connection to the undercover alfresco.
Master Suite: Privately positioned, the spacious master bedroom features carpet underfoot, vertical windows, ceiling fan with light, ducted heating and evaporative cooling. The open walk-in robe provides generous storage, while the ensuite offers a double vanity with ample storage, 20mm stone benchtop, large mirror, tiled splashback and spacious shower with adjustable handheld showerhead. A private toilet completes the ensuite.
Second Living: Open to the entrance hall, the second living zone provides a versatile space for the whole family. Complete with carpet underfoot, large window, downlights, ducted heating and evaporative cooling, this room can be utilised as a children's playroom, home theatre, retreat or additional lounge.
Additional Bedrooms: The remaining bedrooms are generously sized and feature built-in wardrobes, carpet underfoot, windows with roller blinds, ducted heating and evaporative cooling. Offering flexibility and comfort, each room can easily adapt to suit children, guests or a home office.
Main Bathroom: The main bathroom is thoughtfully appointed with a bath, vanity featuring a 20mm stone benchtop and ample storage, large mirror and tiled splashback, along with a shower fitted with chrome fittings and an adjustable handheld showerhead. A window with roller blind provides natural light while maintaining privacy.
Outdoor: Designed for effortless outdoor living, the undercover alfresco features downlights and direct access from the open-plan living and dining area via glass sliding doors. The backyard is surrounded by established gardens, rose bushes and low-maintenance lawns, with crushed rock garden beds adding to the appeal. A large garden shed provides valuable additional storage, while concrete aggregate driveway and pathways and side gate access complete the outdoor offering.
Mod Cons: 40mm stone kitchen benchtops, feature pendant lighting, water filtration system, timber laminate flooring, ducted heating, evaporative cooling, feature panelled doors throughout, wide hallways, large linen cupboard with shelving, separate toilet, double car garage with remote and external access, laundry with trough and external access, undercover alfresco and large garden shed.
Close by local facilities: Conveniently located moments from Iona College, Armstrong Creek Town Centre, Warralily Shopping Centre, Armstrong Creek School, local parks and walking tracks, and with easy access to the Surf Coast, Geelong CBD and Bellarine Peninsula.
Ideal for: Families, first home buyers, & investors.
*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.