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 › Spirit Cres
$740,000
Last sold
27 May 2026
3
Bedrooms
2
Bathrooms
2
Car spaces
450 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
$740,000
27 May 2026 · derived via latest_sale
Local land rate: recorded House sales in Armstrong Creek (last 5 years) with land size have a median of $1,738/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
+6.5%
Median sale
Suburb $695,000
-0.26 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 impeccably maintained, this stylish residence delivers a seamless blend of modern design, comfort, and practicality in the ever-popular Sanctuary Estate. Set on a low-maintenance 450m² allotment, the home comprises three generously sized bedrooms and multiple living zones, offering the ideal layout for families, downsizers, or those who love to entertain.
From the moment you step inside, you’re welcomed by a light-filled interior, a neutral colour palette, and a thoughtfully designed floorplan that promotes both space and functionality. The home’s inviting atmosphere is complemented by quality finishes throughout, creating a move-in ready opportunity with nothing left to do.
Conveniently positioned with easy access to Armstrong Creek Town Centre, Barwon Heads Road, Torquay Road, and a host of local amenities, this home places you right in the heart of Sanctuary's thriving and family-friendly community.
Kitchen:
Island bench with breakfast bar overhang, 900mm stainless steel gas cooktop/oven/rangehood, spacious built-in pantry with shelving, fridge cavity, 20mm stone benchtops throughout, double sink with chrome pull out mixer, chrome finishes, overhead cabinetry, subway tile splashback, timber laminate flooring, dishwasher, downlights & pendant lights, ample power points
Living & Dining:
Open-plan kitchen/living/dining area, expansive dining space, timber laminate flooring, ducted heating, split-system heating & cooling, large windows (partially double glazed) with roller blinds, TV & data points, sliding stacker glass doors opening to the backyard
Second Living / Lounge:
Semi-secluded and spacious, large windows with roller blinds, timber laminate flooring, ducted heating, TV & data points
Master Suite:
Generous proportions, carpet flooring, downlights, ducted heating, dual windows with roller blind, sheers & curtins, Dual walk-in robe with ample shelving and hanging space
Ensuite: Tiled, semi-frameless fully tiled shower, dual vanity with storage, large mirrored splashback, chrome tapware, separate toilet with window and roller blind
Additional Bedrooms:
Two well-sized bedrooms with carpet flooring, built-in robes with sliding doors, downlights, ducted heating, ceiling fan with light, windows with roller blinds
Main Bathroom:
Tiled, semi-frameless fully tiled shower, single vanity, mirrored splashback, bath, chrome fittings, window with blind, separate toilet
Laundry:
Separate laundry with trough and storage, tiled flooring, sliding door access to side path
Outdoor:
Sliding stacker doors lead to a fully landscaped backyard with low-maintenance synthetic grass, exposed aggregate concreted surrounding paths with drainage, landscaped front, extended garage with internal and external roller door access, extended exposed aggregate driveway, gated side access
Mod Cons:
Ducted heating throughout, split-system heating & cooling, fully landscaped front and rear yards, downlights throughout, separate linen cupboard, timber laminate flooring, upgraded carpets, neutral tones, widened exposed aggregate driveway, extended lock-up garage with rear roller door access, Opticomm connection, fully exposed aggregate perimeter paths
Ideal For:
Families, first home buyers, couples, investors, and downsizers
Location Highlights:
Close to Iona College, Armstrong Creek School, Oberon High School, The Village Warralily, Armstrong Creek Town Centre, local parks, walking and cycling tracks, and future retail and community precincts. Enjoy easy access to the beaches of Torquay, the Geelong CBD, and the Bellarine Peninsula.
*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 Tom Ryan, Armstrong Real Estate Geelong — reproduced as published, not verified by Districts.
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