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 › Vaughan Dr
$637,000
Last sold
30 July 2026
3
Bedrooms
2
Bathrooms
2
Car spaces
313 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
$637,000
30 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 $1,732/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
-8.3%
Median sale
Suburb $695,000
+0.40 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 GeelongPositioned in a sought-after pocket of Armstrong Creek, 17 Vaughan Drive presents an exceptional opportunity to secure a spacious and well-designed family home that perfectly balances comfort, functionality and modern living. Offering three bedrooms, two bathrooms and a double garage, this thoughtfully designed residence is ideal for growing families, first home buyers, downsizers and investors seeking a quality home in a thriving community.
Designed for effortless living and entertaining, the heart of the home is the expansive open-plan kitchen, dining area, complemented by a seperate living zone that offers flexibility as a media room, children's retreat or home office. Sliding doors open to a decked alfresco overlooking established garden beds, creating the perfect space to entertain family and friends or simply unwind outdoors. Ducted heating and evaporative cooling provide year-round comfort, while the functional floorplan ensures every space is designed with everyday living in mind.
Kitchen: Overlooking the open-plan dining area, the well-appointed kitchen combines practicality with style. Featuring generous bench space, ample cabinetry and a spacious walk-in pantry, it is perfectly suited to busy family life and entertaining.
Dining: The spacious open-plan dining area creates a welcoming central hub for the home, offering seamless flow to the outdoor entertaining area. Filled with natural light and complemented by ducted heating and evaporative cooling, this versatile space is ideal for both everyday living and hosting guests.
**Additional Living: A separate second living area at the front of the home provides valuable flexibility for growing families, offering the perfect space as a formal lounge, children's retreat, home office or media room.
Master Bedroom: Privately positioned at the rear of the home, the spacious master suite provides a peaceful retreat complete with a generous walk-in robe and private ensuite, creating a comfortable space to relax at the end of the day.
*Ensuite: Servicing the master suite, the ensuite offers a functional layout with quality fixtures and finishes, providing everyday convenience and privacy.
Additional Bedrooms: The remaining bedrooms are generously sized and include built-in robes, making them ideal for children, guests or those working from home.
Main Bathroom: Centrally located to service the secondary bedrooms, the family bathroom offers a practical design with quality fittings, making it well suited to the needs of a growing household.
Outdoor: Step outside to a spacious decked alfresco, perfectly positioned to overlook the established garden beds and low-maintenance backyard. Whether entertaining family and friends or enjoying a quiet morning coffee, this inviting outdoor space provides the perfect extension of the home's living areas.
Modern Conveniences: Double remote garage with internal access, ducted heating, evaporative cooling, two separate living areas, spacious walk-in pantry, walk-in robe and ensuite to the master bedroom, built-in robes to the secondary bedrooms and a functional family-friendly floorplan.
Ideal for: Families, first home buyers, downsizers and investors seeking a spacious, low-maintenance home with multiple living areas and excellent indoor-outdoor entertaining.
Close by local facilities: Armstrong Creek Town Centre, The Village Warralily Shopping Centre, Armstrong Creek School, St Catherine of Siena Primary School, Iona College, local parks and playgrounds, walking and cycling tracks, sporting reserves, public transport, Geelong CBD and the Surf Coast.
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 Sam McLachlan, Armstrong Real Estate Geelong — reproduced as published, not verified by Districts.