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 › Buchanan Blvd
$820,000
Last sold
3 Aug 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
431 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
$820,000
3 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
+18.0%
Median sale
Suburb $695,000
-0.66 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 GeelongPositioned directly opposite Anchoridge Park and playground, this beautifully appointed family home presents a rare opportunity to secure a quality residence in the heart of Armstrong Creek. From the moment you arrive, the timeless weatherboard façade and immaculate low-maintenance gardens create an inviting first impression. Inside, a light-filled floorplan showcases a stunning coastal Hamptons aesthetic, featuring VJ paneling, warm gold tapware, two-pac cabinetry, stone benchtops throughout, and a soft neutral colour palette.
At the heart of the home, the kitchen has been thoughtfully designed for both everyday living and entertaining. Complete with 40mm stone benchtops with breakfast bar overhang, subway tile splashback, Fisher & Paykel 900mm appliances, rangehood, two-pac overhead cabinetry, pot drawers, gold tapware, and a window overlooking the outdoor area. A spacious walk-in pantry with dedicated plumbed fridge cavity keeps the main kitchen functional and clutter-free.
Flowing seamlessly from the kitchen, the light-filled open plan living and dining zone features beautiful VJ panelling, timber laminate flooring, and a striking rattan pendant light above the dining area. Large stacker doors open onto the expansive decked alfresco — the perfect indoor-outdoor connection for year-round entertaining.
Privately positioned at the front of the home, the master suite offers a peaceful retreat with plush carpet, ceiling fan, pendant lighting, and a generous walk-in robe. The luxurious ensuite features a double stone vanity with gold tapware, arched mirrors, a subway-tiled shower with gold handheld showerhead, and extended niche.
Three additional bedrooms - all with built-in robes, ceiling fans, downlights, and roller blinds - are serviced by a well-appointed main bathroom complete with stone vanity, bathtub, and separate toilet, adding everyday practicality for busy families. A second living area provides excellent flexibility as a playroom, media room, or home office.
A well-appointed laundry completes the interior, featuring stone benchtops, two-pac cabinetry, and external access for added convenience.
Outside, the grand alfresco with decking, downlights, and fire pit is made for entertaining. The fully enclosed backyard with pet door offers a generous grassed area with established plantings - ideal for families and pets alike. The secure double lock-up garage with internal entry completes the package.
Ducted heating and evaporative cooling throughout the whole home, NBN connectivity, and a sought-after location.
Close by local facilities: Local Parks and Playgrounds, Nearby Walking Tracks, just a seven-minute drive to the beach, Existing and Future Wetlands, Easy Access to Barwon Heads Road, The Warralily Village, St. Catherine of Sienna Catholic Primary School, Armstrong Creek School, Oberon High School, Bellarine Peninsula and the Geelong CBD.
*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 Teegan Edwards, Armstrong Real Estate Geelong — reproduced as published, not verified by Districts.