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 › Warralily Blvd
$695,000
Last sold
3 July 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
477 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
$695,000
3 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 $1,738/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
0.0%
Median sale
Suburb $695,000
0.00 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 on a generous corner block, this beautifully appointed residence delivers a refined blend of luxury, comfort and practicality. Designed with modern family living in mind, the home showcases multiple living zones, high-end finishes throughout and a seamless connection between indoor and outdoor spaces. With an emphasis on quality and space, this is a home that truly caters to both everyday living and entertaining.
Kitchen: The heart of the home is the impressive kitchen, featuring 40mm stone waterfall benchtops to the island and 40mm stone surfaces to the rear benches. A tiled splashback, high ceilings and a dual basin sink enhance both style and functionality. Quality appliances include a 900mm freestanding oven, stovetop and rangehood, complemented by timber-look flooring, downlights and pendant lighting over the island bench. Additional features include a large fridge cavity, upgraded cabinetry with overhead storage and pot drawers, and year-round comfort with ducted heating and split-system cooling.
Open Plan Living/Dining: The open plan living and dining area is spacious and thoughtfully designed, with high ceilings enhancing the sense of openness. The living zone features plush carpet, while the dining area is finished with timber-look flooring for practical everyday use. Downlights and split-system for cooling paired with ducted heating ensure comfort in all seasons. South-facing glass sliding doors and west-facing windows fill the space with natural light and are fitted with blockout blinds for privacy and comfort.
Additional Living Space: A separate additional living area offers a quiet retreat or second lounge, featuring high ceilings, plush carpet and ducted heating. West-facing windows allow afternoon sunlight to filter through, while downlights and roller blinds complete this comfortable and versatile space.
Master Suite: The master suite is a luxurious sanctuary, complete with soft carpet underfoot, downlights and ducted heating. North and west-facing windows with timber venetian blinds add elegance and natural light. Dual walk-in robes lead into the stunning ensuite, which features dual basins on 20mm stone benchtops, a large mirror, upgraded cabinetry, wide shower, toilet and floor-to-ceiling tiles finished with squareset cornices, delivering a true sense of luxury.
Additional Bedrooms: The remaining bedrooms are well-proportioned and comfortable, each featuring carpet, mirrored built-in robes, downlights and wide windows with roller blinds. Ducted heating ensures comfort throughout the cooler months.
Additional Bathrooms: The central bathroom is stylishly appointed with a raised bath, shower and a single vanity with 20mm stone benchtops and cabinetry. A mirrored splashback, wide frosted window with roller blinds and a separate toilet complete this well-designed space.
Outdoor: The home makes a strong first impression with a high-end façade, upgraded lighting and manicured gardens framed by lush lawns and established plantings. An exposed aggregate driveway and gated side access enhance functionality. Set on a spacious corner allotment, the expansive south-facing rear yard offers a large undercover alfresco with downlights and ceiling fan, surrounded by landscaped garden beds, open lawn and concrete pathwaying that wraps around the home.
Inclusions: Additional features include stone benchtops throughout, multiple living zones, ducted heating and split-system cooling, and the advantage of a large corner block providing extra space, light and flexibility.
Ideal for: Families, upsizers and buyers seeking a premium, spacious home with high-end finishes and excellent indoor-outdoor living.
Close by local facilities: Conveniently located close to local parks, schools, shopping centres and walking tracks, with easy access to Geelong, the Surf Coast and surrounding amenities.
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.
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