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
$700,000–$760,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
2
Car spaces
471 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
$700,000–$760,000
Asking range · $1,486/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
+0.7%
Median sale
Suburb $695,000
-0.03 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.
$42,512 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 GeelongPositioned in the highly sought-after Warralily Estate, this beautifully presented family home delivers the perfect combination of space, functionality and low-maintenance living. Set on a generous 471m² allotment with reserve frontage, this thoughtfully designed residence offers multiple living zones, quality finishes throughout and a practical floorplan ideal for modern family life. With excellent storage, a spacious backyard and a convenient location close to local amenities, this home presents an outstanding opportunity for families, first home buyers and downsizers alike.
Kitchen: The well-appointed kitchen forms the heart of the home, designed with both functionality and entertaining in mind. Featuring a spacious island bench with stylish pendant lighting, the kitchen is complemented by a large fridge space, tiled splashback and overhead cabinetry providing excellent storage. A generous butler's pantry offers additional preparation space and keeps the main kitchen area beautifully organised, while the open design allows seamless interaction with the living and dining zones.
Open Plan Living/Dining: The spacious open plan living and dining area provides the perfect setting for everyday family living and entertaining. Flowing seamlessly from the kitchen, this light-filled space creates a welcoming environment with plenty of room to relax and gather. Glass sliding doors provide easy access to the outdoor area, while ducted heating and split system cooling ensure year-round comfort.
Additional Living Space: A second living zone provides valuable flexibility for growing families, offering the ideal space for a children's retreat, theatre room or quiet lounge area. Complete with a ceiling fan and positioned away from the main living area, this versatile space provides additional comfort and functionality.
Master Suite: The master suite offers a private retreat, featuring a generous walk-in robe, ceiling fan and a well-appointed ensuite. The ensuite includes a single vanity with storage, shower and toilet, providing a practical and comfortable space for everyday use.
Additional Bedrooms: The remaining bedrooms are generously sized and thoughtfully designed, each complete with built-in robes and ceiling fans for added comfort. Ducted heating throughout ensures a warm and inviting environment across every season, while the functional layout provides excellent accommodation for family members or guests.
Additional Bathrooms: Servicing the remaining bedrooms is the central bathroom, complete with a shower, toilet, bath and single vanity with storage creating a practical layout for families and visitors.
Outdoor: Set on a generous 471m² allotment, the backyard provides a fantastic space for entertaining, relaxing and enjoying the outdoors. Offering room for children and pets to play, the low-maintenance design allows you to enjoy more time outdoors with minimal upkeep required. The double car garage provides secure vehicle accommodation with internal access, adding further practicality to the home.
Inclusions: Additional features include two living zones, a spacious 471m² allotment, butler's pantry, pendant lighting above the kitchen island, tiled splashback, overhead kitchen cabinetry, large fridge space, ceiling fans throughout all bedrooms and second living area, walk-in robe and ensuite to the master suite, built-in robes to remaining bedrooms, ducted heating and split system cooling.
Ideal for: Families, downsizers, upsizers and investors seeking a spacious home with excellent functionality and a premium Warralily location.
Close by local facilities: Enjoy convenient access to Armstrong Creek Town Centre, Warralily Village Shopping Centre, local schools, childcare centres, Ashbury Square, parklands, walking tracks and sporting facilities. With easy connections to Geelong and Torquay, this location provides the perfect balance of lifestyle and convenience.
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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