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 › Conifer St
$675,500
Last sold
4 Aug 2026
3
Bedrooms
2
Bathrooms
2
Car spaces
351 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
$675,500
4 Aug 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
-2.8%
Median sale
Suburb $695,000
+0.13 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 Barry Plant South BarwonOccupying approximately 351m² and only five years old, this beautifully presented home delivers modern comfort, quality finishes and a low maintenance lifestyle in one of Armstrong Creek's most convenient locations. Offering three bedrooms, two bathrooms, two living areas and a double garage, this versatile home is perfectly suited to first home buyers, downsizers and investors looking to secure a quality property in a thriving community.
The thoughtfully designed floorplan begins with the spacious master suite, privately located at the front of the home. Complete with a walk in robe and a beautifully appointed ensuite featuring a double vanity and oversized double shower, it provides a peaceful retreat away from the remaining bedrooms.
Continuing through the home, you'll find the light filled open plan kitchen, living and dining area, designed to bring family and friends together. Beautiful sheer curtains allow natural light to filter throughout the space, creating a warm and inviting atmosphere. The stylish kitchen is both practical and elegant, showcasing stone benchtops, a waterfall island bench, gas cooktop, electric oven, dishwasher and a spacious walk in pantry. The plumbed fridge connection is another thoughtful addition, making everyday living that little bit easier.
Double stacking doors extend the living space outdoors, opening onto a covered alfresco complete with an EcoDeck. Designed for easy living, the low maintenance outdoor area provides the perfect setting for entertaining family and friends or simply relaxing in the fresh air.
The remaining two bedrooms are well proportioned and both feature built in robes, making them ideal for family members, guests or a home office if required. Conveniently located between the bedrooms, the central bathroom includes a bath, shower and separate toilet, providing practicality for families and guests alike.
A second living area towards the rear of the home offers valuable flexibility, creating the perfect retreat for children, a quiet lounge or additional living space. Further enhancing the home's comfort, it features five split systems throughout the home, as well as gas ducted heating, ensuring a comfortable environment through every season.
Completing the package is a double remote garage with convenient internal access, adding further practicality to this impressive home.
The location is equally appealing, placing everything you need just moments from your doorstep. Warralily Village Shopping Centre, Armstrong Creek Primary School and local parklands are all within an easy five minute walk, making everyday living incredibly convenient. Barwon Heads Road is just around the corner, providing effortless access into Geelong, the Surf Coast and the beautiful Bellarine Peninsula. Combining quality finishes, a functional floorplan and an exceptional location, this is a fantastic opportunity to secure a modern home in one of the region's fastest growing communities.
Listing description written by Haxhi Abedin, Barry Plant South Barwon — reproduced as published, not verified by Districts.