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
4 June 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
520 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
4 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 $1,738/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
+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 GeelongThis beautifully presented residence, perfectly balances design with contemporary finishes. Stunning curb appeal, upgraded kitchen and bathrooms, raised ceilings and west facing living are just a handful of striking features this home offers. Perfectly positioned within the peaceful Anchoridge Estate, the home is a close amenities and an abundance of green space/parklands. Thoughtfully designed for relaxed living and entertaining, this property is ideal for growing families or those seeking an elevated lifestyle with space to relax and enjoy.
Kitchen: The standout centrepiece of the home. The kitchen combines style and functionality with 20mm stone benchtops, a breakfast bar, and feature splashback. Equipped with premium Smeg appliances and a Fisher & Paykel dishwasher, it also offers a fully appointed butler’s pantry, upgraded cabinetry, and a large fridge cavity with water point. High ceilings, hybrid flooring, black accents, and a combination of pendant and downlighting enhance the space, while double glazing and climate control ensure year-round comfort.
Open Plan Living/Dining: The open plan living and dining area is designed for effortless everyday living, featuring high ceilings, double glazing, hybrid flooring, and an abundance of natural light from west-facing windows. Built-in cabinetry and a cleverly concealed study nook add functionality, while stacking glass doors seamlessly connect the interior to the alfresco and backyard. Ducted heating and split-system cooling provide comfort in all seasons.
Additional Living Space: A versatile second living zone offers a quiet retreat, complete with plush carpet, high ceilings, and warm afternoon light through west-facing double glazed windows. Comfort is assured with ducted heating and a ceiling fan, while downlights and an additional hidden study nook make this space ideal for relaxing, working, or entertaining.
Master Suite: The spacious master suite is a private sanctuary, enhanced by north-facing light, double glazing, soft carpeting, and elegant finishes throughout. It features walk-in robes and built-in cabinetry, while the luxurious ensuite boasts stone benchtops, upgraded cabinetry, a backlit smart mirror, and a large walk-in shower with premium fittings and tiling. Additional comforts include a ceiling fan, pendant lighting, and ducted heating.
Additional Bedrooms: The remaining bedrooms are generously sized and thoughtfully designed, each featuring high ceilings, built-in mirrored robes, soft carpeting, and ceiling fans. Double glazed windows with roller blinds and ducted heating ensure comfort and practicality for family living.
Additional Bathrooms: The main bathroom is beautifully appointed with a stone benchtop vanity, quality cabinetry, and a stylish freestanding bath. A semi-frameless shower with feature tiling, niche, arch mirror, and frosted window enhance the modern aesthetic, while a separate toilet adds everyday convenience.
Outdoor: The home presents an impressive street presence with a high-end façade, landscaped gardens, lush lawns, and established planting. An exposed aggregate driveway and pathways complement the North facing frontage, while gated side access and a Colorbond roof complete the exterior appeal. The expansive South-West facing backyard is perfect for families and entertaining, featuring a covered alfresco area, lush lawn, and established gardens. Practical additions include concrete pathways, a designated bin storage area, and convenient rear access from the garage.
Additional Inclusions: This home is complete with premium inclusions such as stone benchtops throughout, an upgraded laundry with ample storage and external access, and multiple living zones for added flexibility. Ducted heating and split-system cooling ensure year-round comfort, making it a truly move-in ready opportunity.
Ideal for: Growing families, upsizers and downsizers.
Close by local facilities: Local walking tracks & reserves, Warralily Village Shopping centre, Upcoming Warralily Quarter, Armstrong Creek Primary School, Oberon High School, Armstrong Creek East Community Hub, Marshall Train Station, Armstrong Creek Town Centre, Iona College, Geelong, Bremlea, Barwon Heads, Torquay, Waurn Ponds Shopping Centre.
*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.
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