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 › Warralily Blvd
$880,000
Last sold
19 July 2026
5
Bedrooms
2
Bathrooms
2
Car spaces
533 m²
Land
40 m²
Building
Districts View
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
$880,000
19 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
+26.6%
Median sale
Suburb $695,000
-0.91 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 GeelongExperience this luxurious custom-built residence, crafted with precision, elevated style, and exceptional comfort. Designed for modern living, this impressive home showcases double glazing throughout, high-end finishes, and an expansive upstairs entertaining zone that occupies the entire upper level, an extraordinary space for hosting on any scale. Set on a generous 533m² block and tightly held by a single family since its creation, this property delivers unmatched security, sophistication, and a prime position in one of the area’s most sought-after pockets.
Downstairs, discover five generously sized bedrooms, including a serene master suite with walk-in robe and a beautifully appointed ensuite featuring a double vanity and oversized shower, a private retreat designed for relaxation. Elegant architectural details and quality craftsmanship define every room, creating a welcoming environment that effortlessly blends luxury with functionality.
The gourmet kitchen is a standout, complete with a 40mm stone and waterfall island benchtop, premium 900mm stainless steel appliances, walk-in pantry, and abundant storage. Flowing into the spacious living zone, soaring ceilings and double-glazed windows enhance natural light and comfort, offering an inviting centrepiece for everyday family life. Sliding doors open to the undercover alfresco with eco deck, low maintainance landscaping and lush lawn, perfect for outdoor dining or peaceful afternoons at home.
Positioned in a prime, highly desired location, the home is moments from walking tracks, Warralily Conservation Forest, Warralily Village Shopping Centre, schools, and convenient links to the Bellarine, Geelong, and Surf Coast. A superb fusion of lifestyle and luxury, this secure and meticulously maintained residence is a rare offering.
Kitchen: 40mm stone benchtop, breakfast bar overhang, feature tile splashback, pendant lighting, 900mm built-in appliances, range hood, double bowl sink, walk-in pantry, overhead cabinetry, fridge cavity, microwave cavity, dishwasher, downlights.
Living/dining: Expansive upstairs entertaining zone, raised ceilings, open-plan layout, double-glazed windows, sliding doors to outdoor undercover area, ducted heating, hybrid floors, downlights, TV point, roller blinds.
Second living: Spacious, semi-secluded, double-glazed windows, TV point, downlights, ducted heating, roller blinds, carpet.
Master: Feature windows, raised ceilings, raised door frames, walk-in robe, ceiling fan with light, carpet and floorboards, downlights, ducted heating.
Ensuite: Single vanity with ample storage, semi-frameless double shower with handheld shower head, extended niche, floor to ceiling tiles, double glazing, towel rack, separate toilet, downlights.
Additional bedrooms: Four additional downstairs bedrooms, double glazing, spacious layouts, pendant lights, sliding robes, carpet, roller blinds, ducted heating.
Main bathroom: Single vanity with storage, semi-frameless shower, shower niche, bath, window, roller blinds, floor to ceiling tiles, towel rack, separate toilet.
Outdoor: Undercover alfresco, downlights, ceiling fan, eco decking, grassed area, clothesline, external garage access.
Mod cons: 11 kw solar panel system, solar hot water, study nook, laundry with trough, stone splash back and external access, double car lock-up garage.
Ideal for: Families, investors, upsizers, home buyers seeking a secure, luxurious, custom-built home in a prime location.
Close by local facilities - Armstrong Creek Primary School, St Catherine of Siena Primary School, Elements Child Care Centre, Warralily Shopping Village, Armstrong Creek walking tracks, Barwon Heads Road (15 mins to Barwon Heads), Horseshoe Bend Road access, Torquay Highway (15 mins to Torquay) Marshall Train Station, Geelong Ring Road, Waurn Ponds Train Station & Waurn Ponds Shopping Centre
*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 Teegan Edwards, Armstrong Real Estate Geelong — reproduced as published, not verified by Districts.