Armstrong Creek
At 30, Armstrong Creek reads younger than the national age profile and is built around new-family scale rather than inner-urban density. Its 11,247 residents sit in a suburb where 95.0% of homes are separate houses and 70.7% have 4 or more bedrooms, a clearer detached pattern than older Geelong areas such as Waurn Ponds and Grovedale. Household income sits at the 83.6 percentile nationally, while 54.0% of homes carry a mortgage, so the suburb has a strong mortgage-belt feel backed by above-average incomes.
Population
11,247
Median Age
30.0
Household IncomeiMedian weekly household income (ABS Census)
$2,200/wk
DAs (12 months)iDevelopment Applications lodged in the past year
25
Median House
$655K
Apr-Jun 2024
Buyers are paying a median house price of $655,000 in Apr-Jun 2024, which is lower than the $720,000 peak reached in 2022 but still 40.1% above the 2013 level of $467,500. The appeal is space: 95.0% of dwellings are separate houses and 70.7% have 4 or more bedrooms. Mortgage costs average $1,800 a month and take 18.9% of household income, below common stress thresholds, because local household income is high at $2,200 a week.
For Buyers
Buyers are paying a median house price of $655,000 in Apr-Jun 2024, which is lower than the $720,000 peak reached in 2022 but still 40.1% above the 2013 level of $467,500. The appeal is space: 95.0% of dwellings are separate houses and 70.7% have 4 or more bedrooms. Mortgage costs average $1,800 a month and take 18.9% of household income, below common stress thresholds, because local household income is high at $2,200 a week.
For Investors
Armstrong Creek has a sizeable rental pool, with 34.9% of homes rented compared with 54.0% under mortgage. Weekly rent is $420 and the vacancy rate is 4.3%, so cash flow expectations need to allow for more leasing competition than a tighter market. The investment case is tied to scale and formation of new households: 21 development applications were recorded in 12 months, including a 33 lot subdivision sample, while large 4-plus bedroom homes dominate supply at 70.7%.
Development Activity
Total DAs
83
Last 12 Months
25
YoY ChangeiYear-over-year change in DA lodgements
+31.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Armstrong Creek iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Geelong Lutheran College
Prep-12 · 1317 students
St Catherine of Siena Catholic Primary School
Prep-6 · 504 students
Oberon High School
7-12 · 1074 students
Armstrong Creek School
U, Prep-6 · 905 students
Demographics
Armstrong Creek is notably young, with a median age of 30, which is 10.0 years below the national comparison. Education levels are stronger than average: 37.4% hold a university qualification, 7.3 percentage points above national. The population is less migrant-heavy than many growth suburbs, with 19.4% born overseas, 2.2 points below national. English ancestry leads at 4,401 people, followed by Irish at 1,305 and Scottish at 1,185, while Punjabi is the largest listed non-English language at 132 speakers.
Age Distribution
Bedrooms
Dwelling Structure
95.0%
Houses
5.0%
Townhouse
N/A
Apartment
Tenure
The housing market is detached and family-sized, with 95.0% separate houses, 5.0% semi-detached homes and 70.7% of dwellings having 4 or more bedrooms. Prices have moved from $467,500 in 2013 to $655,000 in Apr-Jun 2024, a 40.1% rise, although the latest median is 9.0% lower than the $720,000 peak in 2022. Tenure shows the suburb is still maturing: only 11.1% are owned outright, while 54.0% have a mortgage and 34.9% are rented.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,800
Rent / wk
$420
HH Size
2.9
Personal Income / wk
$997
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.3%
Unoccupied
169
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
18.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
21.4%
Couples, no children
9,271
Total families
Economy & Employment
The local workforce leans into public-service and population-serving jobs. Healthcare is the largest industry at 22.9% and 1,081 workers, followed by Education at 12.6%, Construction at 11.1%, Public Admin at 8.3% and Retail at 7.7%. Professionals are the largest occupation group with 1,486 people, ahead of Community/Personal roles at 1,042. Unemployment is low at 3.5% and participation is high at 73.7%. SEIFA scores confirm above-average advantage: IEO decile 8, IER decile 9, IRSD decile 9 and IRSAD decile 8.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.8%
Part-time
34.7%
Participation
73.7%
Employed
5,932
Occupations
Top Industries
University
37.4%
Postgraduate
8.4%
Born Overseas
19.4%
Dwellings
3,724
Transport to Work
Daily life is car-based, with 92.2% driving to work compared with only 1.7% using public transport and 0.9% walking or cycling. School access is a strength for families: 4 local schools span Independent, Catholic and Government sectors, with ICSEA scores from 1023 to 1101. Geelong Lutheran College leads at 1101 and 1,317 enrolments, while St Catherine of Siena Catholic Primary records 1070. Safety is mixed, with 544 offences and a crime rate of 48.4 per 1,000, led by 303 property and deception offences.
Drive
92.2%
Public Transport
1.7%
Walk / Cycle
0.9%
Work from Home
N/A
Safety & Crime
Total Offences
544
Year ending June 2024
Rate per 1,000 People
48.4
Offence Categories
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Armstrong Creek compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Armstrong Creek a good suburb to live in?
Yes for buyers wanting newer family housing, larger homes and schools nearby. The median age is 30, 70.7% of homes have 4 or more bedrooms and household income sits at the 83.6 national percentile.
What is the median house price in Armstrong Creek?
The median house price is $655,000 for Apr-Jun 2024. That is 9.0% below the 2022 peak of $720,000, but still 40.1% higher than the 2013 median of $467,500.
What schools are in Armstrong Creek?
Armstrong Creek has 4 local schools: Geelong Lutheran College, St Catherine of Siena Catholic Primary School, Oberon High School and Armstrong Creek School. ICSEA scores range from 1023 to 1101.
Is Armstrong Creek safe?
Recorded crime is 544 offences, equal to 48.4 per 1,000 residents. Property and deception offences are the largest category at 303, so home security and street-by-street checks matter.
Is Armstrong Creek good for property investment?
It can suit investors seeking family rentals, with 34.9% of homes rented and weekly rent at $420. The 4.3% vacancy rate is higher than a very tight market, so pricing and presentation matter.
How is Armstrong Creek's population changing?
Armstrong Creek is still forming as a growth-area suburb, with 11,247 residents, a young median age of 30 and 21 development applications in 12 months, including a 33 lot subdivision sample.
Is there much development in Armstrong Creek?
Yes. There were 21 development applications in 12 months, including a subdivision sample for 33 lots. That level of activity supports further housing supply but can also mean construction disruption.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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