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 › Lapis St
$850,000–$935,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
3
Car spaces
512 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
$850,000–$935,000
Asking range · $1,660/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
+22.3%
Median sale
Suburb $695,000
-0.79 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.
$51,863 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 3.6%. 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 McGrath Armstrong CreekShowcasing impressive proportions, considered upgrades and exceptional indoor-outdoor living, this customised Kingsbridge Homes residence delivers a premium family lifestyle within Armstrong Creek's sought-after Harriott Estate.
Spanning approximately 30.7 squares across a generous 512m² allotment, the home has been thoughtfully enhanced beyond its original Hartland design. Soaring 2.72-metre ceilings, oversized rooms, high internal doors, upgraded lighting and a refined contemporary palette create an immediate sense of quality and space.
At the centre of the home, the expansive kitchen, dining and family zone provides an outstanding setting for everyday living and entertaining. The kitchen is anchored by an oversized 1.2-metre-deep island with thick Caesarstone waterfall edges, complemented by extensive cabinetry, premium appliances and a full butler's pantry.
Large sliding doors extend the living space into an impressive all-weather entertaining zone, complete with remote controlled alfresco blinds, wood-burning fireplace, ceiling fan and a built-in barbecue station with connected water and refrigeration cavity. Beyond, established lawns and secure rear access provide further practicality for families, tradespeople and recreational vehicles.
The oversized 7.7-metre-deep garage features a rear roller door opening onto additional secure hardstand-ideal for storing a third vehicle, trailer, boat or other recreational equipment.
Positioned within the established established Harriott Estate, the home places parks, walking trails, wetlands and community facilities close by. The Village Warralily, Armstrong Creek education and sporting precincts are within easy reach, while convenient access to Barwon Heads Road connects you with Geelong, the Bellarine Peninsula and the Surf Coast.
Kitchen:
- Oversized 1.2-metre-deep island bench with breakfast-bar seating
- Caesarstone Rugged Concrete benchtops with waterfall ends and substantial edging
- 900mm Teka under-bench oven and 900mm gas cooktop
- Integrated 900mm rangehood
- Oliveri black double undermount sink
- Matte-black pull-out mixer
- Extensive soft-close cabinetry, pot drawers and integrated dual-bin storage
- Full-width window splashback introducing excellent natural light
- Feature linear pendant lighting
- Adjoining butler's pantry with Caesarstone benchtop, undermount sink, matte-black mixer, base cabinetry and open shelving
- LG Quadwash True Steam Dishwasher
- Plumbed refrigerator provision
Living:
- Expansive open-plan kitchen, dining and family area
- Built-in entertainment cabinetry with Caesarstone benchtop
- Large sliding doors connecting directly with the outdoor entertaining area
- Separate 4.7m x 3.6m lounge or theatre room
- water resistant laminate floorboards throughout the main living areas and rear hallway
- Upgraded carpet and underlay to the lounge and bedrooms
- Feature pendant lighting and extensive recessed LED downlights
- Plantation shutters across key living areas
Master suite:
- Generously proportioned 4.5m x 4.0m bedroom
- Double-glazed front windows with plantation shutters
- Fully fitted walk-in robe with extensive shelving, hanging space and drawer storage
- Luxurious ensuite with floor-to-ceiling tiling
- Floating Caesarstone vanity with above-counter basin
- Illuminated feature mirror
- Oversized frameless shower with twin shower heads and recessed niche
- Matte-black Phoenix tapware and fittings
- Separate toilet
Additional bedrooms and bathroom:
-Three further generously sized bedrooms
- Walk-in robe to bedroom two
- Built-in robes to bedrooms three and four
- Central family bathroom with floor-to-ceiling tiling
- Separate bath and oversized shower with twin shower heads
- Floating Caesarstone vanity with above-counter basin
- Matte-black tapware, fittings and shower screen accents
- Separate toilet
Outdoor:
- Substantially extended covered entertaining area
- remote controlled retractable alfresco blinds for year-round comfort
- Wood-burning fireplace and ceiling fan
- Built-in barbecue station with gas and water points
- Exposed aggregate concrete
- Established, low-maintenance landscaping and lawn
- Secure rear hardstand suitable for a third vehicle, trailer or boat
- Rear roller-door access through the garage
Additional features:
- Customised Kingsbridge Homes Hartland design
- 2.72-metre ceilings and 2.34-metre internal doors
- Wide timber pivot entrance door
- Ducted gas heating (zoned) and evaporative cooling
- Upgraded water resistant laminate floorboards, carpet and underlay
- Plantation shutters and roller blinds
- Fitted laundry with Caesarstone benchtop, cabinetry and broom storage
- Oversized 7.7m x 6.0m garage with internal and rear access
- Exposed aggregate driveway, porch & surrounding paths
- Colorbond roof with sarking and roof ventilation
- Recycled-water connection
- Ample data points throughout
- power point installed withing broom closet for vacuum charging
Close By Facilities:
- Warralily Village
- Iona College
- Geelong Lutheran College
- Armstrong Creek Town Centre
- Charlemont Rise Shopping Centre
- Armstrong Creek Primary School
- Biyala Kindergarten
- Oberon High School
- Marshall Train Station
- Easy access to Barwon Heads Road
- Easy access to the Surf Coast Highway
*All information provided by McGrath Armstrong Creek has been supplied in good faith and is sourced from materials and information deemed reliable at the time of publication. While every care has been taken to ensure accuracy, no warranty or representation is made as to the completeness, accuracy or currency of the information provided. Prospective purchasers should rely on their own enquiries, inspections and independent advice before making any purchasing decision. McGrath Armstrong Creek accepts no liability for any loss or damage arising from reliance on the information contained herein.
Listing description written by Luke Wallden, McGrath Armstrong Creek — reproduced as published, not verified by Districts.