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 › Glide Way
$700,000–$770,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
2
Car spaces
448 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
$700,000–$770,000
Asking range · $1,563/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
+0.7%
Median sale
Suburb $695,000
-0.03 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.
$42,512 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 4.3%. 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 Armstrong Real Estate GeelongBeautifully positioned with sought-after park frontage, this well-presented home offers the perfect combination of space, comfort and low-maintenance living. Set on a generous 448m² allotment, the residence delivers a functional three-bedroom layout complemented by spacious living, quality finishes and an inviting outdoor entertaining area. Adding to the lifestyle appeal, park is positioned directly across the road, providing a fantastic open space to walk the dog, enjoy the playground with the kids or relax with family and friends in the BBQ and picnic area. With established gardens and a thoughtfully designed floorplan, this home presents an outstanding opportunity for families, downsizers and first home buyers alike.
Key Features:
- Spacious 3-bedroom, 2-bathroom home on 448m².
- Soaring celings in main living.
- Park frontage.
- High ceilings throughout the kitchen and main living area.
- Stylish kitchen with glass splashback, dual sink and overhead cabinetry.
- Split system cooling, ducted heating and ceiling fans.
- Undercover outdoor entertaining area with decking.
- Established gardens and outdoor space.
Kitchen: Well-appointed and centrally positioned, the kitchen combines functionality with modern finishes. Featuring a stylish glass splashback, dual sink and overhead cabinetry, the space offers excellent storage and practicality for everyday living. High ceilings enhance the sense of space, while the open layout connects seamlessly with the adjoining living and dining area.
Open Plan Living/Dining: The spacious open plan living and dining zone forms the heart of the home, enhanced by high ceilings that create a light and inviting atmosphere. Tiled flooring throughout adds practicality and a contemporary finish, while the open design provides an ideal setting for everyday family living and entertaining.
Master Suite: The main bedroom offers a comfortable and private retreat, located at the front of the home and complete with carpet underfoot and a ceiling fan for added comfort. Serviced by its own ensuite, this space provides a practical and peaceful haven.
Additional Bedrooms: The remaining bedrooms are well-sized and inviting, each featuring soft carpet and ceiling fans to ensure year-round comfort. Their versatile design makes them ideal for family members, guests or those requiring a home office.
Additional Bathrooms: The central bathroom services the additional bedrooms and is designed for everyday practicality, providing a functional space for families and guests.
Outdoor: A standout feature of the home is the inviting undercover entertaining area, complete with decking to create a seamless extension of the indoor living space. Surrounded by established gardens, the backyard offers a private and enjoyable setting for entertaining, relaxing or spending time with family and friends.
Inclusions: Additional features include high ceilings to the kitchen and main living area, tiled flooring throughout the main areas, carpeted bedrooms, ceiling fans, ducted heating, a stylish glass splashback, dual kitchen sink, overhead cabinetry in the kitchen, walk in pantry, an undercover decked entertaining area and established gardens.
Ideal for: Families, first home buyers, downsizers and investors seeking a spacious home with quality finishes and excellent outdoor entertaining.
Close by local facilities: Enjoy the convenience of having T Park directly across the road, offering expansive open space ideal for walking the dog, playing with the kids, enjoying the playground or gathering with family and friends for a picnic or BBQ. The home is also conveniently located close to local schools, childcare centres, walking tracks and shopping amenities, with easy connections to Geelong, the Surf Coast and surrounding suburbs, providing an exceptional balance of lifestyle and convenience.
Listing description written by Sam McLachlan, Armstrong Real Estate Geelong — reproduced as published, not verified by Districts.