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 › Cleary St
$695,000
Last sold
16 July 2026
3
Bedrooms
2
Bathrooms
2
Car spaces
479 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
$695,000
16 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
0.0%
Median sale
Suburb $695,000
0.00 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 GeelongDesigned with modern living in mind, this beautifully presented home combines quality finishes, generous proportions and effortless indoor-outdoor entertaining in a low-maintenance setting.
Privately positioned at the front of the home, the spacious master suite is bathed in natural light and offers a peaceful retreat, complete with plush carpet, sheer curtains and roller blinds, ducted heating and evaporative cooling, a generous walk-in robe, and a stylish ensuite featuring a double vanity with ample under-bench storage, a tiled splashback, shower with a niche and handheld showerhead, and toilet.
The contemporary kitchen is perfectly positioned at the heart of the home, overlooking the open plan living and dining area. Beautifully appointed with 20mm stone benchtops, a tiled splashback, an undermounted double stainless steel sink, 900mm stainless steel appliances, dishwasher, overhead cabinetry and a breakfast bar, this space has been designed for both everyday living and effortless entertaining.
The spacious open plan living and dining area is filled with natural light and showcases stylish timber laminate flooring, ducted heating and evaporative cooling, creating a comfortable space for the whole family. Sliding doors open seamlessly onto the undercover deck, extending your living space outdoors and making entertaining a breeze.
The additional two bedrooms are generously proportioned and feature built-in robes, plush carpet, roller blinds, ducted heating and evaporative cooling. They are serviced by a centrally located bathroom complete with a single vanity with under-bench storage, mirror with tiled splashback, bath, shower with a niche and handheld showerhead, towel rail and roller blind.
Outside, the undercover decked entertaining area is perfect for hosting family and friends throughout the year, complete with downlights for evening enjoyment. Exposed aggregate concrete extends down both sides of the home, while roller door access provides convenient entry to the backyard. Low-maintenance landscaped gardens at the front and rear complete this impressive outdoor space, allowing you to spend more time relaxing and less time maintaining.
Offering the perfect combination of style, comfort and practicality, this beautifully presented home is ideal for first home buyers, growing families and downsizers looking for a quality home in a sought-after location.
Close by local facilities: Enjoy close proximity to local walking tracks, Warralily Shopping Centre, St Catherine of Sienna Primary School and multiple childcare centres. With easy access to Geelong via Barwon Heads Road, the Geelong Ring Road and the Surf Coast, commuting and weekend getaways are effortless.
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 Teegan Edwards, Armstrong Real Estate Geelong — reproduced as published, not verified by Districts.
Also look at
EXCLUSIVE TURNKEY 12034 Warralily Boyd St, Armstrong Creek VIC 3217
3-bed house. Asking $587K.
EXCLUSIVE 12034 Warralily Boyd St, Armstrong Creek VIC 3217
4-bed house. Asking $601K.
EXCLUSIVE 12033 Warralily Boyd St, Armstrong Creek VIC 3217
4-bed house. Asking $594K.
EXCLUSIVE TURNKEY 12033 Warralily Boyd St, Armstrong Creek VIC 3217
4-bed house. Asking $705K.