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 › Whitecliff Way
$815,000
Last sold
27 May 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
548 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
$815,000
27 May 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
+17.3%
Median sale
Suburb $695,000
-0.64 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 GeelongPerfectly positioned overlooking the tranquil Warralily Conservation Reserve, this beautifully designed residence delivers a rare blend of lifestyle, flexibility and modern comfort. With three distinct living zones, quality finishes throughout and a thoughtfully considered floorplan, this home is ideal for families seeking space, privacy and seamless indoor-outdoor living in a highly desirable Armstrong Creek pocket.
Kitchen: The heart of the home is a stylish and functional kitchen, complete with 20mm stone benchtops, a sleek glass panel splashback and high ceilings that enhance space and light. Equipped with a 900mm oven, stovetop and rangehood, along with a dual basin sink and large fridge cavity, designed for everyday ease and entertaining. Pendant lighting over the island bench adds a touch of sophistication, while timber-look flooring, upgraded cabinetry with overhead storage, downlights and a combination of ducted heating, cooling and split-system cooling ensure year-round comfort.
Open Plan Living/Dining: The open plan living and dining area is light-filled and inviting, featuring high ceilings, downlights and elegant pendant lighting over the dining space. North and east-facing windows allow for all-day natural light, complemented by roller blinds for privacy. Glass sliding doors open to both the east-facing alfresco and north-facing rear yard, while a cavity sliding door provides separation to the minor bedrooms and main bathroom, enhancing functionality and flow. Climate control is well catered for with ducted heating, cooling and split-system air conditioning.
Additional Living Spaces: This home offers exceptional versatility with two additional front-facing living zones. The first is a flexible study or optional fourth bedroom, overlooking the Warralily Conservation Reserve. It features carpet, high ceilings, ceiling fan, ducted heating and cooling, and a combination of awning and highlight windows fitted with day and night blinds. Adjacent is a second living area, also enjoying reserve outlooks, complete with pendant lighting, built-in shelving, carpet, ducted heating and cooling, and wide awning windows with day and night blinds.
Master Suite: Privately positioned in the centre of the home, the master suite is a peaceful retreat featuring soft carpet, ceiling fan, ducted heating and cooling, and a large walk-in robe. West-facing windows allow for natural light, while the stylish ensuite boasts a large vanity with single basin, upgraded tiled splashback, premium cabinetry and a spacious shower with waterfall showerhead, along with a private toilet.
Additional Bedrooms: The remaining bedrooms are well-proportioned and comfortable, each featuring carpet, built-in robes, ceiling fans, downlights and west-facing windows. Ducted heating and cooling ensure year-round comfort.
Additional Bathrooms: The central bathroom is thoughtfully appointed with a raised bath, shower with waterfall showerhead and a single vanity with cabinetry. A mirrored splashback, wide window with roller blind and separate toilet complete the space, offering practicality for the whole household.
Outdoor: The home makes a striking first impression with an elevated façade overlooking the Warralily Conservation Reserve, complemented by manicured gardens, lush lawns and established plantings. An exposed aggregate driveway and Colourbond roof further enhance street appeal. The expansive north-facing rear yard is a true highlight, featuring a large undercover alfresco area that seamlessly connects via the dining space and rear garage access. Surrounded by landscaped garden beds and open lawn, this outdoor space is perfect for entertaining and family enjoyment.
Inclusions: Additional features include stone benchtops to the kitchen, three distinct living spaces, and a comprehensive climate control system including ducted heating and cooling, split-system air conditioning and ceiling fans for added comfort.
Ideal for: Families seeking space, flexibility and a premium outlook in a peaceful, nature-adjacent setting.
Close by local facilities: Enjoy direct access to the Warralily Conservation Reserve, nearby walking tracks, schools, shopping centres and all the amenities of Armstrong Creek, with easy connections to Geelong and the Surf Coast.
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 Alfritz Toledo, Armstrong Real Estate Geelong — reproduced as published, not verified by Districts.