Armstrong Creek is quickly establishing itself as one of Victoria's most desirable locations for contemporary townhouse living. Located approximately 10 kilometres south of Geelong's CBD, this master-planned community delivers an appealing blend of coastal lifestyle and everyday convenience.

Why Armstrong Creek is a Smart Choice

Armstrong Creek sits within Victoria's designated growth corridor under the Armstrong Creek Urban Growth Plan, a framework guiding staged residential development since 2010. The suburb has experienced rapid expansion, with the catchment area expected to house approximately 60,000 residents by 2031, up from around 28,000 in 2023.

Lifestyle and Amenities

Residents enjoy proximity to The Village Warralily shopping centre, featuring Woolworths, Aldi, cafes, and specialty shops. The Armstrong Creek Town Centre continues to expand, adding more retail and dining options. Families are well-served with schools including Armstrong Creek School and Oberon High School within easy reach.

Location Advantages

The suburb sits perfectly between metropolitan Geelong and the Surf Coast. Torquay and Barwon Heads are just a 10-minute drive away, while Geelong city centre is approximately 15 minutes away. This positioning makes it ideal for those wanting a coastal lifestyle without sacrificing city access.

The Market at a Glance

Armstrong Creek's property market remains active and attractive. As of mid-2026, the median unit and townhouse price is approximately $520,000, with annual price growth of around 6.1% over the past year.

Key market indicators:

  • Vacancy rate: Just 0.9%, well below the 2-3% considered balanced, indicating extremely tight rental demand
  • Days on market (median): Approximately 28 days, down from 38 days in mid-2025
  • Gross rental yield (townhouses): Approximately 3.8-4.2%
  • Population growth: Approximately 2.1% per annum in the Greater Geelong LGA

The suburb is projected to continue its strong growth trajectory, with leading indicators suggesting a further 5-8% appreciation in median values over the next 12-18 months.

What's Available in the New Townhouse Market

Harriott Estate: Major Townhouse Development

One of the most significant developments in Armstrong Creek is the Harriott estate, which will eventually deliver 164 townhouses. Partnering with established builder Nostra Homes, this project offers an attractive entry point for buyers.

Key advantages:

  • Starting price: From $524,900 for off-the-plan townhouses
  • No body corporate fees: Each townhouse has its own title with no shared walls and no strata fees
  • Only 5% deposit required to secure an off-the-plan home
  • 12 different configurations to choose from
  • Two-minute walk to The Village Warralily shopping centre
  • Less than 200 metres from nature and central parklands

Turnkey inclusions include 20mm crystalline benchtops to kitchens and bathrooms, stainless steel appliances including dishwasher, LED downlights throughout, and 2590mm high ceilings to the first floor. Buyers can also choose from three interior designer colour schemes and luxury upgrades to personalise their homes.

Reverse-living designs are available in configurations like the Murano townhome, where the open-plan living, dining, and kitchen area is located on the upper level, creating a vibrant hub for gatherings and maximising space.

First-home buyers, downsizers, and current Harriott residents looking to secure an entry-level property for their adult children are among those driving interest. The majority of interest is coming from owner-occupiers, particularly first-home buyers and singles.

New Townhouses Available Now

3 Willow Walk is a stylish 4-bedroom townhouse featuring an open-plan kitchen, living, and dining area filled with natural light, stacker doors opening onto an outdoor entertaining area, quality appliances, and split system heating and cooling throughout. The property includes a double remote-control garage and a fully fenced courtyard.

17 Monterey Street is a modern townhome featuring a master bedroom with ensuite, light-filled open-plan living, split system heating and cooling, and a solar system to improve energy efficiency and reduce electricity costs. The property offers low-maintenance courtyard living near Warralily Shopping Centre.

3 Beverly Way is a brand-new 3-bedroom townhouse in a peaceful location. Features include an upstairs master bedroom with walk-in robe and ensuite, two further bedrooms downstairs with built-in robes, an open-plan kitchen and living area upstairs with stone benchtops, stainless steel appliances, a dishwasher, and a balcony off the living area. The property also features a remote double lock-up garage with internal access.

15 Longreach Road presents a contemporary double-storey townhouse with a large open-plan kitchen, dining, and living zone. The home features ducted heating and split-system cooling, a double remote garage, and four bedrooms with three bathrooms.

17 Stump Jump Lane offers a spacious townhouse with its own title and no body corporate fees. Features include an extra-large kitchen island bench, grand master bedroom with peaceful outlook, double garage with rear lane access, and a courtyard with side gate access.

Ashbury Estate Townhomes

Glenvill Homes at Ashbury Estate presents a new release of townhomes in a rapidly expanding area. Features include no body corporate fees, fixed-price packages including site costs, double-glazed windows, 7-star energy rating, a 3.5kW solar PV system, and quality fixtures throughout. The estate is located close to schools including Geelong Lutheran College and Iona College.

Investment Potential

Armstrong Creek presents a compelling case for investors. The suburb's ultra-low vacancy rate of 0.9% signals extremely tight rental demand, placing upward pressure on rents and property values. Young