Tarneit at a glance
77,496
People
$597,500
Median sale
$521/wk
Median rent
4.53%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
VIC › Tarneit › Armadale Ct
$800,000–$880,000
For sale
Asking range
5
Bedrooms
2
Bathrooms
2
Car spaces
564 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
$800,000–$880,000
Asking range · $1,418/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Tarneit (last 5 years) with land size have a median of $1,506/m² of land (n=52). Districts calculation from recorded sales — not a valuation.
Tarneit at a glance
77,496
People
$597,500
Median sale
$521/wk
Median rent
4.53%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
Vs Tarneit
+33.9%
Median sale
Suburb $597,500
-1.14 pp
Gross yield
Suburb 4.53%
Suburb median $597,500 from 8 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.
$48,746 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 Tarneit'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 $521/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 3.4%. 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
Tarneit at a glance
77,496
People
$597,500
Median sale
$521/wk
Median rent
4.53%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Vicprop SunshineCLOSING DATE SALE (UNLESS SOLD PRIOR) WEDNESDAY 23RD SEPTEMBER 6:00PM
Positioned in a quiet court within Tarneit’s highly sought-after Rise Estate, 20 Armadale Court presents an exceptional Porter Davis family residence where generous proportions, quality finishes and effortless entertaining come together. Offering approximately 27.5 squares of contemporary single-level living, this beautifully presented home has been thoughtfully designed to deliver space, comfort and versatility for the modern family.
Making an immediate impression with its modern façade and professionally landscaped front garden, step inside to discover an expansive floorplan comprising five generously sized bedrooms, three spacious living areas, two beautifully appointed bathrooms and a double garage with newly refurbished flooring. Large windows and glass doors allow an abundance of natural light to flow throughout, while impressive 2550mm high ceilings enhance the sense of space.
The expansive master bedroom, measuring approximately 4.0m x 4.2m, provides a private retreat complete with walk-in robe and luxurious ensuite featuring a double vanity, floor-to-ceiling tiling and oversized mirror. Four additional generously proportioned bedrooms provide excellent accommodation for children, guests or extended family, with the flexibility to create a home office, nursery or gym.
At the heart of the home is a superbly appointed kitchen overlooking the alfresco and surrounding living areas. A statement oversized island with stone waterfall benchtops is complemented by extensive cabinetry, a generous walk-in pantry and stainless-steel appliances including a freestanding six-burner cooktop and oven, canopy rangehood and dishwasher, finished with a sleek glass splashback.
Multiple living zones provide plenty of space for the entire family, including two spacious living areas and a dedicated enclosed theatre/TV room with sliding door access to the outdoor entertaining area. Premium blinds, extensive downlights, heating and cooling, and a solar power system further enhance the home’s comfort and efficiency.
Entertaining is a standout feature, with four glass French bi-fold doors creating a seamless connection to the impressive undercover alfresco featuring Merbau decking and a retractable screen for year-round enjoyment. Beyond, the beautifully landscaped backyard features a six-seater pergola, architectural stone landscaping, maintenance-free turf, garden shed, private sports court and feature garden lighting, creating an outstanding environment for entertaining while offering plenty of space for children and pets.
Convenience is equally impressive, with West Tarneit Train Station approximately two minutes away, offering V/Line connections to Southern Cross. Tarneit Gardens Shopping Centre and Riverdale Village are also only minutes away, providing easy access to Woolworths, Coles, Aldi, Chemist Warehouse, dining, fitness facilities and everyday services.
Hummingbird Boulevard Reserve is just a short walk away with jogging paths, basketball facilities, expansive grassed areas and a children’s playground. Tarneit Train Station, Tarneit Central and Tarneit Park Hub are approximately five minutes away, while Pacific Werribee and its extensive selection of shopping, dining and entertainment is approximately 12 minutes away.
Combining five-bedroom accommodation, three living zones, premium finishes, exceptional outdoor entertaining and a highly convenient Rise Estate location, 20 Armadale Court is the complete family package.
Disclaimer: Every care has been taken to verify the accuracy of the details in this advertisement; however, we cannot guarantee its correctness. Prospective purchasers are encouraged to conduct their own enquiries and satisfy themselves regarding all relevant matters.
Listing description written by William Tran, Vicprop Sunshine — reproduced as published, not verified by Districts.