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 › Abigail Ct
$670,000–$720,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
441 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
Asking
$670,000–$720,000
Asking range · $1,519/m² of land
No recorded sale for this property.
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
+0.16 pp
Gross yield
Suburb 4.36%
Suburb median $695,000 from 92 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$40,642 on top of the price (6.1% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: Victoria schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Based on the low end of the asking range, not a contract price.
Pre-filled with Armstrong Creek's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
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.
Gross yield if leased at the suburb aggregate is 4.5%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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 within a quiet and tightly held court in the heart of Armstrong Creek, this beautifully presented family home delivers the perfect balance of space, comfort and functionality. Set on a 441m²allotment, the home offers a thoughtfully designed floorplan featuring multiple living zones, four well-proportioned bedrooms and practical family living throughout. Rarely available within the suburb, the court location provides a peaceful setting while remaining just moments from local schools, shopping centres, parklands and walking tracks.
Kitchen: Centrally positioned within the home, the well-appointed kitchen has been designed to cater effortlessly to everyday family living and entertaining. Offering ample bench space and storage, the functional layout overlooks the open plan living and dining area, allowing the home chef to remain connected while entertaining. Quality appliances, dual sink, generous cabinetry and practical workspace complete this inviting central hub.
Open Plan Living/Dining: The spacious open plan living and dining area forms the heart of the home, providing a light-filled space for everyday family living. Glass sliding doors create a seamless connection to the outdoor entertaining area and backyard, while ducted heating and split system cooling ensure year-round comfort regardless of the season.
Additional Living Space: Positioned separately from the main living area, the second living zone offers excellent versatility for growing families. Whether utilised as a theatre room, children's retreat or formal lounge, this additional space provides flexibility to suit a variety of lifestyles while creating separation between living zones.
Master Suite: Located at the front of the home, the spacious master bedroom offers a peaceful retreat for parents, complete with a walk-in robe and private ensuite. Thoughtfully positioned away from the remaining bedrooms, this comfortable space provides privacy and functionality for everyday living.
Ensuite: The well-appointed ensuite features a single vanity with storage, shower, toilet and window for natural light and ventilation, creating a practical and functional space to compliment the master bedroom.
Additional Bedrooms: The remaining three bedrooms are generously proportioned and thoughtfully positioned throughout the home, each offering built-in robes and easy access to the central bathroom. Ideal for growing families, guests or those working from home, these rooms provide both comfort and practicality.
Additional Bathrooms: The central family bathroom is well-appointed with a shower, bath and single vanity, while a separate toilet enhances convenience for busy households. The ensuite servicing the master bedroom further complements the home's functional floorplan.
Outdoor: Positioned on a generous 420m² (approx.) allotment, the backyard provides plenty of space for children and pets to enjoy. A standout feature is the double garage with rear roller door access, allowing easy access into the backyard for trailers, additional vehicles or recreational equipment. Combined with the quiet court setting, this outdoor space offers both practicality and lifestyle appeal.
Inclusions: Additional features include ducted heating, split system cooling, a double remote garage with rear roller door access, multiple living zones and a highly sought-after court location, creating a comfortable and functional home ready to be enjoyed.
Ideal for: Families, first home buyers, upsizers and investors seeking a spacious, low-maintenance home in one of Armstrong Creek's most peaceful and tightly held locations.
Close by local facilities: Enjoy convenient access to local schools, childcare centres, shopping facilities, parklands, walking tracks and sporting reserves. With easy connections to Geelong, Barwon Heads Road, the Surf Coast and surrounding amenities, this location offers an outstanding lifestyle for families and professionals alike.
Photos are from Oct 2023*
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 Sam McLachlan, Armstrong Real Estate Geelong — reproduced as published, not verified by Districts.