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 › Elouera St
$820,000
Last sold
15 Sept 2022
4
Bedrooms
2
Bathrooms
2
Car spaces
450 m²
Land
Districts View
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
$820,000
15 Sept 2022 · derived via latest_sale
Local land rate: recorded House sales in Armstrong Creek (last 5 years) with land size have a median of $1,732/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
+18.0%
Median sale
Suburb $695,000
-0.66 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 scheme
ZN
Zone
URBAN GROWTH ZONE - SCHEDULE 2
UGZ2
Jurisdiction
Greater Geelong
Greater Geelong, VIC
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.
The official layer maps a flood zone on this parcel, intersecting about 2.2% of it (Vicmap Planning, retrieved 31 Aug 2026). Verify the extent against the title before relying on unaffected land.
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
VICZoned URBAN GROWTH ZONE - SCHEDULE 2 · UGZ2 (ZN). Official parcel area about 10,857 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. Funded catalyst catchments are not loaded. A TOD badge is not this product.
2.2% of the official parcel intersects the loaded flood overlay. Layer: FLOODWAY OVERLAY - SCHEDULE 1. That is a finance, insurance, and rentability screen — distinct from whether the land can be subdivided. It is not a flood certificate or an insurer quote. Minimum lot size is not loaded, so two-lot subdivision is not confirmed. Official parcel about 10,857 m² — land size can look like optionality. What reduces it: DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY - SCHEDULE 3; ENVIRONMENTAL SIGNIFICANCE OVERLAY - SCHEDULE 1; FLOODWAY OVERLAY - SCHEDULE 1. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack. 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. Flood on or flagged for this lot can discount tenant demand versus a dry comparable.
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
This looks more like a hold-as-is house than a development site. Flood on the lot is the first thing to price.
Detail
Official parcel about 10,857 m² — land size can look like optionality. What reduces it: DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY - SCHEDULE 3; ENVIRONMENTAL SIGNIFICANCE OVERLAY - SCHEDULE 1; FLOODWAY OVERLAY - SCHEDULE 1. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack.
Nearby competing dwellings and net yield are still unknown.
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.
4 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned URBAN GROWTH ZONE - SCHEDULE 2 · UGZ2 (ZN). Official parcel area about 10,857 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
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?
KnownmediumOfficial parcel about 10,857 m² — land size can look like optionality. What reduces it: DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY - SCHEDULE 3; ENVIRONMENTAL SIGNIFICANCE OVERLAY - SCHEDULE 1; FLOODWAY OVERLAY - SCHEDULE 1. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack.
Lot-level flood
Knownmedium2.2% of the official parcel intersects the loaded flood overlay. Layer: FLOODWAY OVERLAY - SCHEDULE 1. That is a finance, insurance, and rentability screen — distinct from whether the land can be subdivided. It is not a flood certificate or an insurer quote.
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownNo DA adapter returned applications 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 Hayeswinckle Armstrong CreekAn absolute stand out ex display home built by Porter Davis has the WOW-factor you have been searching for. Located in the Coastal Estate set amongst beautiful established gardens and a stone’s throw through away from major amenities, this home should be right on top of your list!
Upon entry to the home, you’re welcomed with high ceilings for a grand entrance, and at the fore is the master suite, generous in size with a fully equipped ensuite with a large shower with niche box, double vanity with stone bench and toilet.
A clever and functional floor plan has you free flowing down the central hallway hosting internal garage access, all 3 remaining bedrooms with built in robes and the first living zone, serviced by a central family bathroom equipped with a shower and niche box, free standing bath, single vanity, separate toilet leading to the heart of the home.
The impressive open plan kitchen with large waterfall edge stone bench top, 900mm 5 burner gas with a stunning splashback, electric oven & dishwasher and open walk-in pantry all overlooking the meals and living area. Additional study in this zone, perfect for those who work from home or studying.
Bifold doors extending the rear living onto the undercover decked alfresco area that will be enjoyed by all entertaining enthusiasts. This space offers ample convenience and luxury with inbuilt speakers throughout and ceiling fans, perfect for the warmer months. The garden offers a sense of privacy and comfort that creates your own private oasis.
Additional features include:
- Ducted Central Heating
- Evaporative Cooling
- Double Garage with internal access and external access
- Undercover decked alfresco entertaining area
- Quality fittings and fixtures
- Timber floorboards
- Double blinds
- 450m2 allotment
Located just off the Surfcoast Highway, this home is surrounded by gorgeous parks, walking tracks, leading you to local schools, kindergartens, Armstrong Creek Town Centre, and cafes. A quick 10-minute drive to both Torquay and Barwon Heads and only 15 minutes to Geelong CBD, this home is everything you need and more.
*All information about the property has been provided to Hayeswinckle by third parties. Hayeswinckle has not verified the information and does not warrant its accuracy or completeness. Parties should make and rely on their own enquiries in relation to this property.
Listing description written by Leigh Fletcher, Hayeswinckle Armstrong Creek — reproduced as published, not verified by Districts.