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
$800,000–$860,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
448 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–$860,000
Asking range · $1,786/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
+15.1%
Median sale
Suburb $695,000
-0.57 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.
$48,746 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 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 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.
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 presented and impeccably maintained, this modern residence offers the perfect balance of style, comfort, and low-maintenance complete with the flexibility for a business opportunity setup in the garage space, operating as a barber shop currently. Set on a 448m² allotment, the home delivers a functional family layout with multiple living zones and quality finishes throughout, ideal for families, downsizers, or savvy investors.
Key Features:
• Spacious four bedroom home on 448m² in the Warralily Estate
• Garage converted into barber shop/studio with full fitout, flexibility for different arrangements
• 2400 ceiling height and doorframes
• Double glazed windows and 3.6 solar
• Multiple living zones including separate lounge
• Stylish kitchen with 900mm appliances & stone benchtops
• Seamless indoor-outdoor flow via stacker doors
• Landscaped, low-maintenance yard with side access and deck
• Ducted heating + evaporative cooling throughout
• Close to schools, shops, parks & Torquay access
Kitchen: 900mm stainless steel gas cooktop, oven & rangehood, built in pantry with shelving, fridge cavity, 20mm stone benchtops, double sink with dish drainer, chrome finishes, overhead cabinetry, storage drawers, glass splash back, timber hybrid flooring, island bench with overhang breakfast bar, dishwasher.
Living/dining: open plan kitchen/living/dining, expansive dining space, timber hybrid flooring, ducted heating, evaporative cooling, ample windows allowing natural light, roller blinds, sliding glass doors through to alfresco area & yard
Second living: windows with roller blinds allowing ample natural light, sliding door, carpet flooring, ducted heating.
Master Suite: large sized room, large window with roller blinds, ducted heating, carpet flooring, ample sized walk in wardrobe with shelving
Ensuite with semi-frameless shower with niche, handheld shower head, stone benchtop, tiles, basin and vanity with storage, mirror with storage behind, splash back & toilet.
Additional three bedrooms: window with roller blind, ducted heating, carpet flooring & built in robes.
Main bathroom: semi frameless shower with niche, bath, tiles, basin and vanity with storage, stone benchtop, tile and mirror splashback with storage behind mirror, window with roller blind, seperate toilet
Outdoor: sliding glass doors leading to under cover alfresco with deck, fully landscaped outdoor area with garden beds, garden shed, clothesline, side access, landscaped front yard, internal and external garage access, concrete driveway
Mod cons: ducted heating throughout, evaporative cooling, undercover alfresco with deck, seperate laundry with trough and linen cupboard, seperate linen cupboard near minor bedrooms, neutral colour palette, concrete driveway, double car lock-up auto door garage that has been converted to a studio with internal & external access, fully landscaped front and back yard, side access
Ideal for: families, first home buyers, couples, investors & downsizers.
Close by local facilities: Enjoy convenient access to local schools, childcare centres, shopping facilities, parklands, walking tracks and sporting reserves. With easy connections to Geelong, Barwon Heads Road, the Surf Coast and surrounding amenities, this location offers an outstanding lifestyle for families and professionals alike.
Listing description written by Georgia Turley, Armstrong Real Estate Geelong — reproduced as published, not verified by Districts.