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ABS 2021 Census · Updated 21 May 2026
Armstrong Creek is a coastal suburb in Victoria, Australia, with a population of approximately 11,247, making it a smaller community. Located approximately 70 km from the Melbourne CBD, Armstrong Creek is a coastal area in Victoria. The median household income is $114,400 per year.
Strong household incomes in Armstrong Creek underpin solid property demand. The coastal setting provides a lifestyle factor that underpins property values.
Official Australia Post postcode for Armstrong Creek. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 3 schools within or near this suburb.
Find schools near Armstrong Creek on My School →Estimated 4 parks and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Armstrong Creek's population of 11,247 sits 52% above the Victoria suburb median of 7,416, giving it a wider tenant and buyer catchment than the average VIC locality. Median household income of $114,400/year runs 20% above the Victoria suburb median of $95,160, indicating strong purchasing power and the type of demographic profile that tends to sustain premium property prices through market cycles. Median weekly rent of $420 equates to $1,820/month — about 101% of the median mortgage repayment of $1,800/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. Armstrong Creek is 70 km from Melbourne, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
This suburb can suit investors targeting renter demand driven by lifestyle. Insurance, climate risk, and seasonal rental patterns all warrant a close look. Local rents consume roughly 19% of household income — a useful sanity check on tenant affordability.
How Armstrong Creek stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Armstrong Creek sits above the state median; negative means below.
| Metric | Armstrong Creek | VIC median | Δ vs state |
|---|---|---|---|
| Population | 11,247 | 7,416 | +52% |
| Median household income | $114,400/yr | $95,160/yr | +20% |
| Median rent (weekly) | $420 | $380 | +11% |
| Median mortgage (monthly) | $1,800 | $1,950 | -8% |
| Distance to CBD | 70 km | 32 km | +119% |
| Separate houses | 91% | 78% | +13pp |
Pre-inspection briefing for Armstrong Creek — every item is derived from public datasets, with full citations in our data sources page.
Solid buy-and-hold profile: a population of 11,247 and household income close to the VIC median ($114,400 vs $95,160) give the market enough depth for patient capital growth without the premium entry price of inner suburbs.
Strong rental coverage: $420/week (~$1,820/month) covers 101% of the $1,800/month median mortgage repayment, so the shortfall sits at just $0/month. Investors targeting positive cash flow should shortlist this suburb.
A dwelling mix skewed to houses (91% vs 78% VIC median) combined with a population of 11,247 creates a deeper market for value-add renovations — older stock, separate titles and stronger buyer competition are the usual pattern here.
Run the numbers on a Armstrong Creek property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Property values in Armstrong Creek should track the wider Victoria market through 2026, with the $114,400/year median household income (20% above the $95,160 state median) keeping the suburb firmly mid-pack. Rental coverage runs at ~101% of the typical mortgage ($1,820/month rent vs $1,800/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 68/100 places Armstrong Creek in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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Armstrong Creek scores 68/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 11,247, median household income of $114,400/year and median weekly rent of $420. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Armstrong Creek are an above-state-median household income of $114,400/year, a dwelling mix that is 91% separate houses, roughly 3 schools and 4 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Armstrong Creek has a usual resident population of approximately 11,247, compared with a Victoria suburb median of 7,416 — placing it in the upper half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Armstrong Creek sits 70 km straight-line from the Melbourne CBD. This is a regional market where CBD distance is only indicative — local industry diversity and commute alternatives matter more.
The most recent census recorded a median weekly rent of $420 in Armstrong Creek, equating to approximately $21,840/year in gross rental income (state median $380/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Armstrong Creek is $1,800, or approximately $21,600/year (vs $1,950/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $420 works out to $1,820/month, covering 101% of the median mortgage repayment of $1,800/month. That means rent exceeds the median repayment by roughly $20/month, so on these numbers Armstrong Creek leans cash-flow-positive before accounting for strata, council rates, insurance and maintenance. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are interest-rate sensitivity on the $1,800 median mortgage, the broader Victoria market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.