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
$730,000
Last sold
10 June 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
400 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
$730,000
10 June 2026 · derived via latest_sale
Local land rate: recorded House sales in Armstrong Creek (last 5 years) with land size have a median of $1,732/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
+5.0%
Median sale
Suburb $695,000
-0.21 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 McGrath Armstrong CreekPositioned within the highly regarded Warralily Coast Estate on a 400m² allotment, this beautifully presented Boutique Homes residence delivers a lifestyle of comfort, flexibility and effortless indoor-outdoor living, all within the heart of Armstrong Creek.
Set directly opposite parkland, creekside reserves and scenic walking tracks, the home enjoys a peaceful outlook and a strong connection to its natural surrounds. Designed with practical family living in mind, the floorplan offers three generous bedrooms with walk-in robes, two bathrooms, a semi-secluded study and two separate living zones, with the added flexibility of converting the secluded second living area into a fourth bedroom if desired.
At the centre of the home, the main living, dining and kitchen area provides a welcoming everyday space, enhanced by high ceilings, square-set cornices, quality finishes, soft window furnishings and a warm, modern feel throughout. The minor bedrooms are notably generous in size and feature walk-in wardrobes, while the master bedroom is privately positioned and serviced by its own ensuite.
Outside, the undercover decked alfresco creates the perfect setting for year-round entertaining, flowing through to a feature firepit area framed by private established trees and built-in bench seating. Whether hosting friends, relaxing with family or enjoying a quiet evening outdoors, this space has been thoughtfully designed to be enjoyed.
Comfort is assured across all seasons with ducted gas heating complemented by two reverse-cycle split systems, while sheer curtains and shutters add style, privacy and a refined finish to selected windows.
Located close to Warralily Village, Armstrong Creek Town Centre, local schools, childcare, sporting reserves, walking tracks and the Surf Coast Highway, this is a home that blends lifestyle, flexibility and convenience in one of Armstrong Creek's most popular pockets.
Key Features:
- 20mm & 40mm stone benchtops throughout
- High ceilings with square-set cornices
- Ducted gas heating
- 2 x Reverse-cycle split-system units
- Double undermount sink with upgraded sink mixer
- 900mm integrated oven/cooktop & rangehood
- Dishwasher
- Downlights
- Feature Barn Sliding Door
- Sheer curtains and shutters to selected windows
- Colorbond roof
- Decked portico entrance & alfresco
- Recycled water access
- 2 x Reverse cycle split-system units
- TV & Data points throughout
- Roller blinds throughout
- Carpeted
- Floorboards
- Solar hot water system with gas booster
- Manicured landscaping to both front and rear
- Shower Niches & upgraded shower heads
- Dual vanity in ensuite
- Ample power points throughout (including Island bench)
- Feature tiled splash-back's (kitchen & Bathrooms)
- NBN/Opticomm Access
Close By Facilities:
- Armstrong Creek Town Centre
- Mount Duneed Village
- St Catherine of Siena Primary School
- Iona College
- Geelong Lutheran College
- Armstrong Creek Town Centre
- Charlemont Rise Shopping Centre
- Armstrong Creek Primary School
- Biyala Kindergarten
- Oberon High School
- Marshall Train Station
- Waurn Ponds Train Station
- Easy access to Barwon Heads Road
- Easy access to the Surf Coast Highway
*All information provided by McGrath Armstrong Creek has been supplied in good faith and is sourced from materials and information deemed reliable at the time of publication. While every care has been taken to ensure accuracy, no warranty or representation is made as to the completeness, accuracy or currency of the information provided. Prospective purchasers should rely on their own enquiries, inspections and independent advice before making any purchasing decision. McGrath Armstrong Creek accepts no liability for any loss or damage arising from reliance on the information contained herein.
Listing description written by Luke Wallden, McGrath Armstrong Creek — reproduced as published, not verified by Districts.
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