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 › Hedge St
$699,000–$765,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
400 m²
Land
Districts View
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
$699,000–$765,000
Asking range · $1,748/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
+0.6%
Median sale
Suburb $695,000
-0.02 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.
$42,450 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 GeelongSet in a peaceful pocket, this four-bedroom home has been designed with families in mind. Multiple living zones, a thoughtfully upgraded kitchen and seamless outdoor entertaining ensure plenty of space for everyone, while the nearby schools, parks and shopping precincts add everyday convenience to a lifestyle of comfort and practicality.
Kitchen: The heart of the home is the beautifully appointed kitchen, featuring a 900mm stovetop, oven and rangehood paired with a 600mm Miele dishwasher and built-in microwave for everyday ease. Stone benchtops at 40mm thickness create a premium finish, complemented by pendant lighting, downlights and brushed chrome fittings. Storage is thoughtfully catered for with upgraded cabinetry, overhead cupboards, pot drawers, a large fridge cavity and a generous walk-in pantry. Climate is kept comfortable with ducted heating and evaporative cooling.
Open Plan Living & Dining: The expansive open plan living and dining area is bathed in natural light from wide windows, dressed with stylish day and night blinds. Downlights enhance the contemporary feel, while ducted heating and evaporative cooling provide year-round comfort. Sliding doors open directly to the undercover alfresco and rear yard, creating a seamless transition for entertaining and family gatherings.
Master Suite: The master suite is designed as a private retreat, complete with ducted heating, evaporative cooling and plush carpet underfoot. Awning windows with day and night blinds allow for flexible light control, while a ceiling fan with light ensures added comfort. A generous walk-in robe leads through to the spacious ensuite, offering dual vanities with 20mm stone benchtops, underbench cabinetry and a mirror splashback. The ensuite also includes a wide tiled shower with wall-mounted and handheld fittings, and a private toilet.
Additional Living Space: A second living space at the rear of the home provides versatility for family living. Filled with natural light and fitted with day and night blinds, this room also features sliding door access to the undercover alfresco and backyard, making it the perfect setting for a lounge, rumpus or retreat.
Additional Bedrooms: Three further bedrooms ensure ample accommodation, all finished with ducted heating, evaporative cooling and soft carpet. Bedrooms two and three feature walk-in robes, while bedroom four offers a built-in robe. Wide windows fitted with day and night blinds provide an abundance of natural light and privacy.
Additional Bathroom: The central bathroom is both functional and stylish, complete with a single vanity with stone benchtops and underbench cabinetry. A raised bath provides a touch of luxury, while a shower with a wall-mounted showerhead and a separate toilet complete the space.
Outdoor: Designed for low-maintenance enjoyment, the outdoors include a large undercover alfresco, perfect for year-round entertaining. Synthetic grassed areas to both the front and rear yards ensure durability and ease of care.
Inclusions: This impressive home is enhanced with raised ceilings throughout, ducted heating and evaporative cooling throughout, soft carpet underfoot, a remote lockup double garage and a security system. Additional upgrades include the premium kitchen and appliances with Miele dishwasher & premium pendant lighting, stylish downlights and day and night blinds throughout.
Ideal for: growing families, retirees, upsizers and downsizers.
Close by local facilities: Iona College, Geelong Lutheran College, Armstrong Creek School, Oberon High School, Armstrong Creek Town Centre, The Village Warralily, Charlemont Rise Shopping Centre, nearby walking and bike paths, future sporting, retail and community precincts. A short drive to the coastal beaches in Torquay and 15 minutes to the Geelong CBD.
*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 Tom Ryan, Armstrong Real Estate Geelong — reproduced as published, not verified by Districts.