261 Warralily Boulevard, Armstrong Creek VIC 3217
261 Warralily Boulevard, Armstrong Creek VIC 3217
4 bed family house | 223m² build on 400m² lot | 4.7% gross yield | Warralily estate | modern family demand
This property holds a genuine edge in Armstrong Creek’s newer estate market. The 223m² floor plan is noticeably larger than typical 4-bedroom builds in the area, which often sit closer to 170m², giving you extra living space without the maintenance burden of a bigger block. The 400m² lot is above many new allotments, and the absence of bushfire, flood, or heritage overlays simplifies ownership. With four bedrooms, two living areas, and a double garage, it serves growing families well, while the estimated $580 weekly rent and 4.7% gross yield make it equally attractive to investors seeking solid returns in a master-planned community with ongoing development.
The 2025 sale price of $633,000 sits below current asking guidance, which may reflect market timing or condition differences. The 56% building coverage leaves modest outdoor space, and the lack of confirmed orientation or build year means you should verify natural light and construction quality in person. Nearby estate stock shows prices varying widely based on land size and finish level, so the final value may hinge on how this property’s larger build compares to newer or more premium listings. Rental demand appears steady, but yield could shift with interest rates and local supply.
|| Comparable Sales: 7 Lampard Street sold $610,000 in 2018; 273 Warralily Boulevard listed $589K–$639K | Property Price Band: $600K–$700K | Value Drivers: build size, land proportion, modern condition, rental income potential
Detailed Independent Property Report prepared by PropCred Analyst team for 261 Warralily Boulevard, Armstrong Creek VIC 3217
Checks found:
Value Risk
1
Liquidity Risk
1
Planning Risk
Income Risk
2
Execution Risk
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Market Insight
Armstrong Creek, in Geelong’s Bellarine Peninsula growth corridor, is family-focused. Demand is driven by young owner-occupiers, with sales skewing to four-bedroom houses at a $700,000 median. House prices range from $670k to $680k, with annual growth of 1.52-3.85% across sources. Listings sell in 25-30 days, and annual house sales near 519 signal strong turnover, though a -4.0% vendor discount points to price pressure. Rental demand is high, with median house rents of $540 weekly, 3.9% rent growth, and household incomes well above the regional average. Future growth depends on transport links, new family developments, and solid owner-occupier demand. Key constraints are modest price appreciation, a thin unit market with only five sales, and volatile volumes, leaving prices sensitive to rate changes.
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PropCred Estimated Value
Comparable Sales: 7 Lampard Street sold $610,000 in 2018; 273 Warralily Boulevard listed $589K–$639K | Property Price Band: $600K–$700K | Value Drivers: build size, land proportion, modern condition, rental income potential
Bedrooms
4
Bathroom
2
Parking
2
Land
400m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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