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 › Wild Oak Ave
$950,000–$1,045,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
582 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
$950,000–$1,045,000
Asking range · $1,632/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
+36.7%
Median sale
Suburb $695,000
-1.17 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.
$58,097 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 3.2%. 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 Oslo PropertyDefined: Rising confidently across from the natural beauty of Warralily Conservation Area, this impressive family home exudes space, privacy, and versatility, with its distinctive design celebrating its natural surroundings, allowing the beauty of the landscape to resonate throughout.
Thoughtfully crafted across two airy levels, the four bedroom, three living configuration opens to extensive glazing and an open-plan layout tailored for entertaining. With easy access to a number of local schools, shopping villages, and public transport, this grand family home will meet the brief for large or growing families.
Considered:
Kitchen: Beautifully renovated, 100mm stone waterfall benchtops, island with integrated breakfast bar and extensive storage, Bosch dishwasher, Electrolux underbench oven and induction cooktop, stone splashback, overhead cabinetry with integrated rangehood and feature lighting, open shelving, generous pot drawers, in-set sink, and butler’s pantry with secondary sink and microwave cavity, 100mm stone benchtops, servery and splashback window, and fridge cavity.
Open-Plan Living/Dining: Generous proportions, living zone with recessed media wall, extensive glazing with full-height sheer curtains, ceiling fan with light, downlights, hybrid timber flooring, and sliding door access to expansive alfresco entertaining.
Secondary Lounge: In-built entertainment unit, ceiling fan with light, feature windows with roller blinds, carpet underfoot, and VJ panelling.
Master Suite: Anchored by a first-floor lounge with split-system air conditioner, light-filled and generous proportions accompany carpet underfoot, a ceiling fan with light, and feature windows with roller blinds. A walk-in robe, and ensuite with floating vanity, shower with wall niche and tiled base, toilet, and towel rail.
Secondary Bedrooms: Three remaining bedrooms each feature carpet underfoot, a window, ceiling fan with light, and built-in robes.
Main Bathroom: Tub with tiled surround, floating vanity with underbench storage, shower with wall niche and tiled base, rail shower head, towel rail, and separate toilet.
Outside: Introducing its landscaped gardens with an expansive alfresco, complete with roof-mounted heating strips and automated blinds, before spilling to an open lawned area framed by established hedging. An additional single carport links with the double garage, complete with internal access, via a rear roller door, ensuring easy access to the backyard.
Luxury Inclusions: Dedicated home office, powder room, full laundry with 100mm stone benchtops, hybrid timber flooring, gas ducted heating, split-system air conditioning. under-stair storage with open shelving and power, carpeted staircase, and exposed aggregate driveway. Instantaneous gas hot water system, clothesline, exposed aggregate pathways, and exterior speakers.
Close by Facilities: Warralily Conservation Area, Warralily Village Shopping Centre, Armstrong Creek School, St Catherine of Siena Primary School, Geelong Lutheran College, Iona College, Oberon High School, and Armstrong Creek Township. Easy access to Geelong CBD, Barwon Heads & Torquay.
Ideal For: Families, professionals needing multiple work-from-home zones, entertainers, and those seeking a spacious lifestyle property.
**All information offered by Oslo Property 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 Oslo Property 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. Oslo Property will not be liable for any loss resulting from any action or decision by you in reliance on the information. Photo ID must be shown at all open inspections in order to inspect the property*
Listing description written by Tahlia Huke, Oslo Property — reproduced as published, not verified by Districts.
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