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 › Narrandera Circuit
$890,000
Last sold
28 Oct 2021
4
Bedrooms
2
Bathrooms
2
Car spaces
595 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
$890,000
28 Oct 2021 · 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
+28.1%
Median sale
Suburb $695,000
-0.95 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.
Nearby
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 Hayeswinckle NewtownAgent on Site - Bookings Essential
Sunday 24th October 11:00am - 11:30am
Just over two years old, this spacious residence presents the perfect union of style & sustainability!
High ceilings enhance the breezy interiors, which showcase quality fittings throughout. The passive solar design features eaves on the north side of the house and automated shutters on the west-facing windows, helping to regulate the home's temperature throughout the seasons.
An abundance of northern light sweeps through the open plan living/dining/kitchen zone, which creates a wealth of space for the whole family to enjoy. A sliding door opens onto the north-facing backyard, where jasmine and grapevines climb the fence to create a picturesque outlook. Families will appreciate that the generous lounge can be sectioned off for privacy.
The kitchen exudes quality with stone benchtops, a butler's pantry and SMEG stainless steel appliances (dishwasher and 900mm oven, 6-burner gas cooktop, rangehood). With a servery window opening onto the spacious alfresco, entertaining loved ones is a breeze. So why not invite everyone over for a fun-filled barbeque or evening drinks? Whether you want to relax under the shade or soak up the sunshine, this outdoor area is an absolute treat.
Double doors open onto the Master Bedroom, which creates a peaceful retreat overlooking the gorgeous front gardens. The walk-in robe leads through to the en suite, where the large shower features floor-to-ceiling tiling. Three additional bedrooms with built-in robes overlook the fernery, while the main bathroom will delight with a semi-attached bathtub. Stone benchtops add a touch of luxury to both bathrooms.
Perfectly packaged upon approx. 576m2, this growing neighbourhood is an ideal choice for families. Local parklands and Iona College Geelong are within easy walking distance, while both Warralily Village and the Armstrong Creek Town Centre are close by for all your shopping needs. Enjoy easy access to the Geelong CBD and Surf Coast beaches.
Additional features:
- 5.4 KW of solar panels with a 14K Tesla 2 Battery
- Dual-zoned ducted heating and ceiling fans throughout provide comfort
- Double-glazed windows to the Master Bedroom
- Oversized remote double garage features internal access and rear roller door
- Wide side gate is ideal for trailer storage
- Hebel exterior (autoclaved aerated concrete) provides insulation/soundproofing properties
- Travertine pavers enhance the alfresco area
- Kitchen also boasts soft-close drawers and Franke sinks
- Generous laundry and separate toilet complete the layout
- Ample storage is featured throughout
- Generous yard wraps around the north and eastern sides of the home
- Gorgeous gardens feature a drip irrigation system
*All information about the property has been provided to Hayeswinckle by third parties. Hayeswinckle has not verified the information and does not warrant its accuracy or completeness. Parties should make and rely on their own enquiries in relation to this property.
Listing description written by Leigh Fletcher, Hayeswinckle Newtown — reproduced as published, not verified by Districts.