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 › Newport Dr
$580,000–$610,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
2
Car spaces
168 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
$580,000–$610,000
Asking range · $3,452/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
-16.5%
Median sale
Suburb $695,000
+0.87 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.
$35,031 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.
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 5.2%. 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 finished and ready to enjoy, this brand-new residence delivers contemporary style, thoughtful design and low-maintenance living in a convenient Armstrong Creek location. Featuring three bedrooms, two bathrooms and a light-filled open-plan living zone, the home combines modern finishes with an easy-care layout, making it an ideal choice for first-home buyers, downsizers or investors.
Key Features:
* Brand-new home
* Light-filled open-plan living and dining area
* Contemporary kitchen with stone benchtops and quality appliances
* Master suite with walk-in robe and private ensuite
* Split-system heating and cooling in each bedroom and the main living area
* Modern bathrooms with floor-to-ceiling tiling
* Private, low-maintenance backyard with landscaped lawn
* Separate double garage
* Stylish timber-look flooring and neutral finishes throughout
* Conveniently located close to shops, schools, parks and local amenities
Designed with easy everyday living in mind, the home offers a fresh and modern interior with a functional floorplan that makes excellent use of the space. Large sliding doors connect the main living area directly to the private backyard, allowing natural light to flow through the home while creating an effortless indoor-outdoor connection.
Kitchen -
Sleek and functional, the kitchen features stone benchtops, timber-look overhead cabinetry, tiled splashback, electric cooktop, oven, dishwasher, double sink and generous storage. The neutral colour palette and clean contemporary finishes create a stylish central hub for the home.
Living & Dining -
The open-plan living and dining area is positioned at the rear of the home and enjoys plenty of natural light through expansive glass sliding doors. Timber-look flooring, split-system heating and cooling and direct backyard access create a comfortable space for relaxing, dining and entertaining.
Master Bedroom -
The master bedroom offers a comfortable and private retreat, complete with a walk-in robe, modern ensuite and its own split-system heating and cooling. Finished in a soft neutral palette with plush carpet underfoot, the space is light, inviting and designed for year-round comfort.
Additional Bedrooms -
The two additional bedrooms are well proportioned and feature built-in robes, plush carpet and their own split-system heating and cooling, providing year-round comfort for family members, guests or a home office setup.
Bathrooms -
Both bathrooms continue the home's contemporary styling with large-format grey tiles, timber-look cabinetry, stone benchtops and modern black-framed shower screens. The ensuite features a walk-in shower, while the central bathroom provides easy access for the remaining bedrooms.
Outdoor -
The private backyard offers a low-maintenance outdoor space with a neat lawn, established garden beds and direct access from the main living area. Designed for easy upkeep, it provides the perfect spot to enjoy the outdoors without the maintenance of a large yard.
Offering modern finishes, a practical layout and the appeal of a brand-new home, this property presents an excellent opportunity to secure stylish, low-maintenance living in Armstrong Creek.
Close by local facilities: The Village Warralily, Iona College, Armstrong Creek School, Oberon High School. Local Parks, walking and bicycle tracks. Five minutes to the Marshall Train Station via Reserve Road. Easy access to Surf Coast Highway, Geelong Ring Road and the Geelong CBD via Boundary Road. Further access to the Bellarine Peninsula via Barwon Heads Road.
*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 Teegan Edwards, Armstrong Real Estate Geelong — reproduced as published, not verified by Districts.
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