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 › Montagna Circuit
$720,000
Last sold
24 June 2026
3
Bedrooms
2
Bathrooms
2
Car spaces
393 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
$720,000
24 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
+3.6%
Median sale
Suburb $695,000
-0.15 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 GeelongBeautifully presented and thoughtfully upgraded throughout, this stylish home offers the perfect combination of comfort, functionality and modern living. Featuring multiple living zones, premium finishes and seamless indoor-outdoor flow, every detail has been carefully considered to create a warm and welcoming atmosphere. Positioned in a quiet pocket close to parks and walking paths, this is an exceptional opportunity for families, first home buyers or downsizers seeking a move-in ready home with quality upgrades throughout.
Master Bedroom & Ensuite -
Privately positioned at the rear of the home, the spacious master suite is filled with natural light through large windows and features plush carpet, ceiling fan, pendant lighting, downlights and a generous walk-in robe with ample storage.
The ensuite has been beautifully upgraded with a stone vanity, gold tapware, tiled shower, toilet, feature lighting under cabinetry and ample power points throughout.
Kitchen -
The stylish kitchen showcases engineered timber flooring, pendant lighting, overhead cabinetry and a built-in rangehood. Featuring a 20mm stone benchtop with breakfast bar overhang, white tiled splashback, 900mm freestanding oven and cooktop, dishwasher, double stainless-steel sink, chrome tapware and a spacious walk-in pantry, this kitchen has been thoughtfully designed for both everyday living and entertaining.
Open Plan Living & Dining -
The light-filled open plan living and dining area offers seamless indoor-outdoor flow and is complete with engineered timber flooring, ceiling fan, ducted heating, downlights and roller blinds, creating a warm and inviting space for the whole family to enjoy.
Second Living & Additional Bedrooms -
The second living area provides the perfect additional space for a kids’ retreat, home office or separate lounge area, offering flexibility for growing families or those working from home.
The two additional bedrooms are both fitted with plush carpet and roller blinds, creating comfortable and functional spaces with plenty of natural light.
Main Bathroom -
The main bathroom continues the home’s premium feel with an extended stone vanity, gold tapware, tiled shower, freestanding bath, feature under-cabinet lighting, ample power points and a separate toilet for added convenience.
Outdoor Area -
Positioned in a quiet street close to parks and walking paths, the outdoor area offers a peaceful setting with easy access to local amenities and recreational spaces.
The neat brick and weatherboard façade welcomes you with a warm and inviting feel from the moment you arrive. Flowing seamlessly from the main living area, the concreted undercover entertaining space is perfect for hosting family and friends or simply relaxing outdoors. The backyard also features a grassed area along with established plants lining the fence line, creating a low-maintenance and private outdoor setting.
Premium Upgrades & Features -
* Floor-to-ceiling tiles to the bathroom and ensuite
* Caesarstone benchtops to the kitchen with waterfall edge, plus bathrooms
* 900mm freestanding oven and cooktop
* 2590mm high ceilings throughout
* Colorbond roof
* Engineered timber flooring glued directly to the slab with no quad finish
* Capped gas point to living area for future fireplace installation
* Capped water point to fridge cavity
* Freestanding bath with premium floor-mounted mixer to the main bathroom
* Feature under-cabinet lighting to bathroom and ensuite vanities, plus kitchen overhead cupboards and shelving
* Security camera system installed
* Ceiling speakers throughout the home
* Custom catio with internal access via cat flap from the lounge window
* Upgraded internal selections throughout including carpet, tiles, tapware and fittings
Listing description written by Teegan Edwards, Armstrong Real Estate Geelong — reproduced as published, not verified by Districts.
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