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 › Beveridge Circuit
$550,000
For sale
Asking
2
Bedrooms
2
Bathrooms
1
Car spaces
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
$550,000
Asking
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
-20.9%
Median sale
Suburb $695,000
+1.15 pp
Gross yield
Suburb 4.36%
Suburb median $695,000 from 92 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$33,161 on top of the price (6.0% 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.
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 5.5%. 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 Gold Key Real Estate Hoppers Crossing# BRAND-NEW TOWNHOUSES IN ARMSTRONG CREEK
Currently Under Construction | Anticipated Completion December 2026
**Gold Key Real Estate** is delighted to present an exciting opportunity to secure a brand-new townhouse in the highly sought-after and rapidly growing suburb of **Armstrong Creek**.
Currently under construction and thoughtfully designed for modern living, these contemporary townhouses combine stylish interiors, quality appliances, generous ceiling heights, energy-efficient features and landscaped outdoor spaces.
With **anticipated completion in December 2026**, this is an excellent opportunity for home buyers and investors looking to secure a quality new home in one of Greater Geelong's popular growth locations.
# KITCHEN
The heart of the home features a contemporary kitchen with quality appliances, stone benchtops and stylish finishes, including:
* 600mm Haier 300 Series black induction cooktop
* 600mm Haier 300 Series stainless steel slide-out rangehood
* 600mm Haier 300 Series stainless steel built-in oven
* Haier 300 Series stainless steel dishwasher
* 1080mm Rosebud 1 & 3/4 stainless steel sink
* Nero Bianca gooseneck mixer tap
* 20mm YDL Stone benchtop with square-edge finish
* Fully lined melamine modular cabinetry
* Soft-close hinges to cabinet doors
* Contemporary black cabinet handles
* Dedicated microwave cavity with GPO
* White 100 x 300mm brickbond tiled splashback
# BATHROOM & ENSUITE
Contemporary bathrooms have been designed to combine functionality with stylish finishes:
* Kova 360mm above-counter vanity basins
* Full-width polished-edge vanity mirrors
* Tiled shower base to ground floor
* Poly Marble shower base to first floor
* Premium framed shower screens with clear glazed pivot doors
* Kova straight-spout basin mixers
* Bianca shower rail to bathroom
* Bianca twin shower rail to ensuite
* White back-to-wall rimless toilet suites
* Chrome Kova Innova towel rails and toilet roll holders
* Mechanical ventilation where required
* 450 x 450mm ceramic wall and floor tiles as specified
# FLOORING & INTERIORS
A carefully selected combination of contemporary finishes creates a comfortable and sophisticated interior:
* Hybrid floorboards to living areas as per working drawings
* Premium Fairbank carpet to designated areas
* 10mm carpet underlay
* Carpeted staircase
* 67 x 18mm single-bevel MDF skirting and mouldings
* 75mm cove cornices
* Flush-panel internal doors
* Sliding vinyl robe doors with Bright Silver frames
* Gainsborough Lianna passage sets
* Three-coat internal paint system
# HEATING, COOLING & HOT WATER
Enjoy year-round comfort with:
* Reverse-cycle split-system heating and cooling
* Rinnai hot water system
* Insulation in accordance with applicable energy-rating requirements
# HIGH CEILINGS
An impressive feature of these homes is:
**2700mm ceiling heights to both levels**, as per working drawings.
The increased ceiling height enhances the feeling of space and contemporary design throughout the home.
# WINDOWS, LIGHTING & ENERGY EFFICIENCY
* Aluminium-framed double-glazed windows
* Double-glazed sliding doors
* Flyscreens to all openable windows
* Holland blinds to windows and sliding doors
* LED downlights internally as per working drawings
* LED lighting to front entry
* Double power points throughout
* TV points and digital TV antenna connection
* Hardwired smoke detectors with battery backup
* RCD safety switches and circuit breakers
* Energy-efficient design in accordance with the applicable energy-rating report
# GARAGE
A secure and practical garage provides:
* Sectional overhead garage door
* Remote-controlled operation
* Concrete garage floor
* Plaster ceiling
* Weatherproof pedestrian access door
* Brickwork above garage door
# EXTERNAL FEATURES & LANDSCAPING
The homes have been designed to provide an attractive, low-maintenance contemporary exterior:
* Austral Clay brickwork – Praline
* Rendered and painted cladding as per working drawings
* Colorbond fascia, guttering and downpipes
* Metal sheet roofing
* Exposed aggregate driveway as per endorsed plans
* Landscaping in accordance with endorsed landscape plans
* 1.8m high timber paling fencing and gates as per endorsed plans
* Folding wall-mounted clothesline to balcony
* External water taps to front and rear
# STORAGE
Practical storage has been incorporated throughout, including:
* Melamine shelving and hanging rail to walk-in robe
* Melamine shelving and hanging rails to built-in robes
* Four white melamine shelves to pantry/linen storage
# LAUNDRY
* Slimline stainless steel Everhard laundry trough
* Chrome flick mixer
* Washing machine connections
* 450 x 450mm ceramic floor tiling
## PEACE OF MIND
The homes are supported by:
* **7-Year Structural Guarantee**
* **3-Month Maintenance Period**
## QUALITY INCLUDED. NOTHING TO COMPROMISE.
From the contemporary kitchen and stone benchtops to **2700mm ceilings on both levels, double glazing, reverse-cycle heating and cooling, Holland blinds, landscaping and exposed aggregate driveways**, these Armstrong Creek townhouses are being thoughtfully created to offer a stylish and comfortable modern lifestyle.
# CURRENTLY UNDER CONSTRUCTION
**Anticipated Completion: December 2026**
For further information regarding **pricing, availability, floor plans, inclusions or the purchasing process**, contact:
**Gurpal Sharma**
**Gold Key Real Estate**
**0405 416 963**
*Disclaimer: Anticipated completion timing is indicative only and may be subject to construction progress, approvals, weather, availability of materials and other factors outside the selling agent's control. All inclusions, dimensions, finishes and specifications are subject to final working drawings, engineering requirements, selections, statutory requirements and builder specifications. Images, plans and illustrations are indicative only and may not represent the final completed property. Specifications may be amended or substituted without notice. Purchasers should rely on the executed contract of sale and associated documentation.*
Listing description written by Gurpal Sharma, Gold Key Real Estate Hoppers Crossing — reproduced as published, not verified by Districts.