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 › Caitlin Chase
$795,000–$865,000
For sale
Asking range
$860,000
Last sold
19 Oct 2023
4
Bedrooms
2
Bathrooms
2
Car spaces
528 m²
Land
Districts View
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
$795,000–$865,000
Asking range · $1,506/m² of land
Last recorded sale $860,000 (19 Oct 2023).
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
+14.4%
Median sale
Suburb $695,000
-0.55 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.
$48,435 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 scheme
ZN
Zone
URBAN GROWTH ZONE - SCHEDULE 2
UGZ2
Jurisdiction
Greater Geelong
Greater Geelong, VIC
Official property report
The original government planning document for this property. Sign in to view or download the PDF. Districts facts are a separate GIS extract and may not include every statement in the report.
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
VICZoned URBAN GROWTH ZONE - SCHEDULE 2 · UGZ2 (ZN). Official parcel area about 529 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. The listing may look cheap relative to land or the street. What reduces it: DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY - SCHEDULE 3. This overlay can reduce what the land size appears to promise. 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 3.8%. 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.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned URBAN GROWTH ZONE - SCHEDULE 2 · UGZ2 (ZN). Official parcel area about 529 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
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?
KnownlowThe listing may look cheap relative to land or the street. What reduces it: DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY - SCHEDULE 3. This overlay can reduce what the land size appears to promise.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. 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
UnknownNo DA adapter returned applications 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 designed for modern family living, this quality home within the ever-popular Warralily Estate delivers the perfect balance of style, space and functionality. Thoughtfully planned around a central open-plan hub, the home seamlessly blends indoor and outdoor living while offering a practical layout ideal for growing families or effortless entertaining. Featuring four spacious bedrooms, a dedicated study space, expansive outdoor entertaining area and quality upgraded finishes throughout, the home caters to both comfort and convenience. An exceptional outdoor entertaining area, rear roller door access and a well-considered floorplan further enhance its family appeal, all positioned within a beautifully established pocket of Armstrong Creek just moments from local amenities, schools, shopping and the iconic Surf Coast lifestyle.
Kitchen: Modern kitchen featuring 40mm stone benchtops, an extended island bench with breakfast bar & waterfall, European stainless-steel appliances, tiled splashback, double inset sink, and a walk-in pantry with stone benchtops and shelving. Complete with pendant lighting, downlights, ample storage and timber flooring, serviced by ducted heating and split system cooling.
Main Living: Open-plan living, dining and kitchen zone with timber flooring, feature wood fireplace, pendant lighting over the dining area, north facing light, downlights and ducted heating and split system cooling. Triple stacker sliding doors provide seamless access to the alfresco.
Living / Rumpus/Fourth Bedroom: A semi-secluded additional space, provides a versatile space that could be a fourth bedroom, guest room or rumpus room. Featuring carpet flooring, downlights, roller blinds and ducted heating and ceiling fan.
Main Bedroom: Spacious and light-filled master suite complete with carpet flooring, large windows with roller blinds, pendant lighting, downlights and ducted heating, split system cooling, ceiling fan. Includes a generous walk-in robe.
Ensuite: Well-designed ensuite with vanity and storage, mirror splashback, floor to ceiling tiles, semi-enclosed shower with handheld shower head and shower niche, and separate toilet.
Study: Secluded space featuring a built in large wooden desk, timer flooring, window with roller blind, ducted heating, split system cooling
Additional Bedrooms: Bedrooms two and three are well-proportioned, featuring carpet flooring, built-in robes, roller blinds and ducted heating, ceiling fan and split system cooling. There is a versatile potential fourth bedroom or living space
Main Bathroom: Central bathroom featuring a single vanity with storage, large mirror splashback, semi-frameless shower with shower niche, bath and separate toilet.
Outdoor Area: Designed for low-maintenance living and entertaining, the outdoor space includes an expansive covered alfresco with extended deck, built in seating, sand pit area, turf throughout, established gardens and hedging, garden shed, rear roller access from the garage to the backyard, exposed aggregate concrete surrounding home, side gate access and a spacious backyard perfect for relaxing or entertaining.
Mod Cons: Ducted heating, split system cooling, ceiling fans, wood fire place, timber flooring, downlights throughout, pendant lighting, walk-in pantry, 40ml stone benchtop in kitchen, laundry with trough and external access, exposed aggregate concrete surrounding property, retractable clothesline, large walk in linen cupboard, double lock-up garage with internal and side access, rear roller access from the garage to the backyard, low-maintenance landscaping and quality fixtures and finishes throughout.
Close by facilities: Armstrong Creek Primary School, St Catherine of Siena Primary School, Elements Child Care Centre, Warralily Shopping Village, Armstrong Creek walking tracks, Barwon Heads Road (15 mins to Barwon Heads), Horseshoe Bend Road access, Torquay Highway (15 mins to Torquay) Marshall Train Station, Geelong Ring Road, Waurn Ponds Train Station & Waurn Ponds Shopping Centre.
Ideal For: Families, upsizers, investors and those seeking a quality home in a well-established, community-focused location.
*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 Cal Lowther, Armstrong Real Estate Geelong — reproduced as published, not verified by Districts.