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 › Bluewater Dr
$725,000
Last sold
23 June 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
395 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
$725,000
23 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
+4.3%
Median sale
Suburb $695,000
-0.18 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 The Creek Real EstateSome homes tick boxes. Others create a feeling.
From the moment you arrive, it is obvious this home belongs in the second category.
What started as an exceptional build in one of Armstrong Creek’s most tightly held pockets has been elevated by owners who have poured care, thought and genuine pride into every detail. Every finish has been considered. Every upgrade has had purpose. The result is a home that feels warm, refined and effortlessly liveable.
Step inside and there is an immediate sense of calm.
The master suite has been designed as a true retreat, complete with a walk in robe and beautifully appointed ensuite, creating a space to slow down and switch off at the end of the day. The additional bedrooms, all with built in robes, are thoughtfully positioned away from the main living zone to create privacy and separation for growing families.
A dedicated theatre or second living space adds another layer of flexibility. Whether it becomes movie night central, a kids retreat, home office or quiet escape, it is the kind of space buyers always wish they had.
At the centre of the home is where everyday life happens.
The kitchen, dining and living zone has been designed to bring people together while still feeling elevated and considered. Stone benchtops, 900mm appliances and generous storage combine practicality with style, while natural light and the seamless indoor outdoor connection make the space feel open, welcoming and alive.
But what truly makes this home rare is what sits beyond the windows.
Positioned directly opposite the reserve and creek, your outlook is not neighbouring fences or rooftops. Instead, you wake up to open space, greenery and walking tracks. It is peaceful. Private. The kind of position people search for but rarely secure.
It changes the way you live.
Morning walks become routine. Entertaining feels more relaxed. Even quiet afternoons at home feel different when your backdrop is uninterrupted open space.
Outside, the lifestyle continues.
The covered entertaining area has been created to enjoy all year round and is complemented by beautifully maintained, low maintenance surrounds that allow more time enjoying and less time maintaining.
Set within the sought after Banksia pocket, you are right in the heart of Armstrong Creek with parks, walking tracks, schools and Armstrong Creek Town Centre all close by, while the Surf Coast is just minutes away.
This is more than a beautiful home.
It is the kind of home people stay in. The kind of position buyers wait for.
And opportunities like this do not come around often.
All information offered by The Creek 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 The Creek 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. The Creek Real Estate 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 TO ATTEND ALL INSPECTIONS
Listing description written by Andrew Flemming, The Creek Real Estate — reproduced as published, not verified by Districts.