Armstrong Creek vs Moolap

Armstrong Creek is the younger of the two, with a median age of 30 against 59 in Moolap. In both, most households own their home and the large majority of homes are detached houses. In Armstrong Creek, most households are couple families. Houses cost more in Moolap: a median of $975,000, against $664,000 in Armstrong Creek, though rent is higher in Armstrong Creek. On these figures, Armstrong Creek tends to suit young adults, families with children, and couples, while Moolap suits people living alone and older residents.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Armstrong Creek

ahead on 5 of the 6 things we measure here

  • has more schools inside the suburb (5 vs 1)
  • has more parks and reserves (4 vs 1)
  • has more childcare (8 vs 2)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Armstrong Creek

ahead on 3 of the 4 things we measure here

  • has cheaper land ($405,000 vs $810,000)
  • leaves households under less mortgage stress (19% vs 34%)
  • has cheaper houses ($663,750 vs $975,000)
  • But Moolap has cheaper units ($514,000 vs $570,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Armstrong Creek has a bigger rental market to choose from (35% vs 14%)
  • Moolap has cheaper rent ($290/wk vs $420/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

They split

one each way, out of the 4 things we measure here

  • Armstrong Creek is more walkable (66/100 vs 25/100)
  • Moolap sits closer to the CBD (81.2 km vs 83.8 km)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Armstrong Creek

ahead on 3 of the 5 things we measure here

  • has more GPs (3 vs 0)
  • is more walkable (66/100 vs 25/100)
  • carries lower crime risk (69/100 vs 81/100)
  • But Moolap has more residents already 65 and over (44% vs 7%)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Armstrong Creek

ahead on 2 of the 2 things we measure here

  • is growing faster (164.8% vs 32.9%)
  • returns a higher gross yield on houses (4.0% vs 2.2%)

Weighs house yield and population growth.

Where they sit

Armstrong Creek and Moolap drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Armstrong Creek Moolap
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Armstrong Creek Moolap
Walkability 66 / 25
Armstrong Creek — Walkability: 66/100 Moolap — Walkability: 25/100
Safety 31 / 19
Armstrong Creek — Safety: 31/100 Moolap — Safety: 19/100
Low fire risk 57 / 61
Armstrong Creek — Low fire risk: 57/100 Moolap — Low fire risk: 61/100
Low flood risk 13 / 6
Armstrong Creek — Low flood risk: 13/100 Moolap — Low flood risk: 6/100

Demographics

Armstrong Creek has more residents (11,247 vs 1,825); Moolap skews older (59 vs 30).

Armstrong Creek Moolap
Population 11,247
+84% vs other
 1,825
Population trend (2016 → 2021) +164.8% +32.9%
Median age 30 59
Median household income $114,400/yr
+42% vs other
 $66,508/yr
Median weekly rent $420/wk
+31% vs other
 $290/wk

Age profile

Share of residents in each band, 2021 Census.

Armstrong Creek Moolap
0-4 11.0% / 3.5%
Armstrong Creek — 0-4: 11.0% Moolap — 0-4: 3.5%
5-14 14.9% / 8.5%
Armstrong Creek — 5-14: 14.9% Moolap — 5-14: 8.5%
15-19 4.5% / 4.3%
Armstrong Creek — 15-19: 4.5% Moolap — 15-19: 4.3%
20-24 7.4% / 2.9%
Armstrong Creek — 20-24: 7.4% Moolap — 20-24: 2.9%
25-34 24.0% / 7.9%
Armstrong Creek — 25-34: 24.0% Moolap — 25-34: 7.9%
35-44 17.5% / 7.6%
Armstrong Creek — 35-44: 17.5% Moolap — 35-44: 7.6%
45-54 8.3% / 10.1%
Armstrong Creek — 45-54: 8.3% Moolap — 45-54: 10.1%
55-64 5.7% / 11.1%
Armstrong Creek — 55-64: 5.7% Moolap — 55-64: 11.1%
65-74 4.2% / 21.0%
Armstrong Creek — 65-74: 4.2% Moolap — 65-74: 21.0%
75-84 1.7% / 17.0%
Armstrong Creek — 75-84: 1.7% Moolap — 75-84: 17.0%
85+ 0.9% / 6.4%
Armstrong Creek — 85+: 0.9% Moolap — 85+: 6.4%

Bars are drawn against the largest share shown (24.0%).

Who lives together

Household composition, 2021 Census.

Armstrong Creek 55.8% couple families
Armstrong Creek — Couple Families: 55.8% Armstrong Creek — Lone Person: 18.1% Armstrong Creek — One Parent Families: 16.7% Armstrong Creek — Group Household: 8.0% Armstrong Creek — Other Families: 1.4%
Moolap 38.7% couple families
Moolap — Couple Families: 38.7% Moolap — Lone Person: 43.0% Moolap — One Parent Families: 14.9% Moolap — Group Household: 3.3% Moolap — Other Families: 0.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Armstrong Creek 34.9% renting
Armstrong Creek — Owned Outright: 11.1% Armstrong Creek — Mortgage: 54.0% Armstrong Creek — Renting: 34.9%
Moolap 14.0% renting
Moolap — Owned Outright: 53.5% Moolap — Mortgage: 32.5% Moolap — Renting: 14.0%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Armstrong Creek Moolap
Certificate III & IV 15.4% / 17.9%
Armstrong Creek — Certificate III & IV: 15.4% Moolap — Certificate III & IV: 17.9%
Bachelor Degree 15.3% / 8.1%
Armstrong Creek — Bachelor Degree: 15.3% Moolap — Bachelor Degree: 8.1%
Advanced Diploma / Diploma 9.7% / 8.7%
Armstrong Creek — Advanced Diploma / Diploma: 9.7% Moolap — Advanced Diploma / Diploma: 8.7%
Postgraduate Degree 4.4% / 1.3%
Armstrong Creek — Postgraduate Degree: 4.4% Moolap — Postgraduate Degree: 1.3%
Graduate Diploma / Certificate 2.4% / 1.8%
Armstrong Creek — Graduate Diploma / Certificate: 2.4% Moolap — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (17.9%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Armstrong Creek Moolap
England 3.1% / 4.0%
Armstrong Creek — England: 3.1% Moolap — England: 4.0%
India 3.9% / 0.4%
Armstrong Creek — India: 3.9% Moolap — India: 0.4%
New Zealand 1.3% / 1.4%
Armstrong Creek — New Zealand: 1.3% Moolap — New Zealand: 1.4%
Philippines 1.6% / —
Armstrong Creek — Philippines: 1.6% Moolap — Philippines: not among its largest
Italy — / 1.1%
Armstrong Creek — Italy: not among its largest Moolap — Italy: 1.1%
Scotland — / 0.9%
Armstrong Creek — Scotland: not among its largest Moolap — Scotland: 0.9%
Germany — / 0.9%
Armstrong Creek — Germany: not among its largest Moolap — Germany: 0.9%
South Africa 0.8% / —
Armstrong Creek — South Africa: 0.8% Moolap — South Africa: not among its largest

Bars are drawn against the largest share shown (4.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Armstrong Creek 95.1% houses
Armstrong Creek — Houses: 95.1% Armstrong Creek — Townhouses: 5.0% Armstrong Creek — Flats / Apartments: 0.0%
Moolap 90.1% houses
Moolap — Houses: 90.1% Moolap — Townhouses: 4.0% Moolap — Flats / Apartments: 5.9%
Houses Townhouses Flats / Apartments

Property market

Armstrong Creek Moolap
Median house price $663,750 $975,000
Median unit price $570,000 $514,000
Median land price $405,000 $810,000
Typical days to sell (houses) 30 days
from 308 sales
 90 days
from 8 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Armstrong Creek Moolap
3 bed $615K / $570K
Armstrong Creek — 3 bed: $615K (178 sales) Moolap — 3 bed: $570K (11 sales)

178 vs 11 sales

4 bed $685K / $1.05M
Armstrong Creek — 4 bed: $685K (425 sales) Moolap — 4 bed: $1.05M (6 sales)

425 vs 6 sales

Zoning mix

Moolap has more rural and farming land (44% vs 19%); Moolap has more industrially zoned land (12% vs 0%).

Armstrong Creek Moolap
Residential 56% 3%
Rural and farming 19% 44%
Parks and recreation 22% 28%
Industrial 0% 12%
Other and special use 0% 11%
Infrastructure and transport 3% 1%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Armstrong Creek Moolap
New dwellings approved 3,468
across Greater Geelong
same for both
Approvals change year on year +56%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Armstrong Creek Moolap
Houses 4.0%
$560/wk on $720K
 2.2%
$600/wk on $1.41M
Units —
same for both

Ranking within VIC

Armstrong Creek Moolap
House price Higher than 36% of VIC —
Income Higher than 86% of VIC Higher than 27% of VIC
Schools Higher than 29% of VIC —
Walkability Higher than 89% of VIC Higher than 81% of VIC
Affordability Higher than 94% of VIC —
EV adoption Higher than 82% of VIC Higher than 54% of VIC
NBN connectivity Higher than 99% of VIC Higher than 80% of VIC
Rental yield (houses) Higher than 71% of VIC Higher than 2% of VIC

Liveability

Armstrong Creek is more walkable (66 vs 25); Armstrong Creek scores higher overall (36 vs 26).

Armstrong Creek Moolap
Grade C D
Score 36/100 26/100
Socio-economic band advantaged area
decile 8/10
 mid-range socio-economic
decile 4/10

Risk profile

Moolap carries more crime risk (81 vs 69).

Armstrong Creek Moolap
Bushfire Moderate
43/100
 Low
39/100
Crime Moderate
69/100
 High
81/100
Flood High
87/100
 High
94/100
Coastal erosion None
0/100
 Moderate
40/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 7
within 5 km

Schools

Armstrong Creek Moolap
Inside the suburb 5 1
Rated above peers 0
same for both
Rated at peers 3 1
Rated below peers 1 0
Universities within 10 km 2
Deakin University, Geelong Waterfront Campus, 9.4 km
 2
Deakin University, Geelong Waterfront Campus, 6.4 km
Full-time students aged 15–24 2.5% 0.5%

Schools in Armstrong Creek

  • Geelong Lutheran College - Armstrong Creek Campus Independent · Combined at peers
  • Oberon High School Government · Secondary at peers
  • St Catherine of Siena Catholic Primary School Catholic · Primary at peers
  • Armstrong Creek School Government · Primary below peers
  • Armstrong Creek School - Specialist P-12 Campus Government · Combined · Special school

Schools in Moolap

  • Moolap Primary School Government · Primary at peers

Amenities in the suburb

Armstrong Creek Moolap
Supermarkets 4 0
Cafes & restaurants 4 1
Parks & reserves 4 1
Childcare 8 2
GPs 3 0
Banks & Bank@Post 1 0
Fuel stations 3
same for both
EV chargers 2 0
Waterways 8 2

Mobility

Armstrong Creek sits further from the CBD (83.8 km vs 81.2 km).

Armstrong Creek Moolap
Walkability score 66/100 25/100
Distance to Melbourne 83.8 km
+3% vs other
 81.2 km
Drive time (normal traffic) 76 min 72 min
Public transport score 76/100 75/100
Peak arrivals per hour 78.0
7-9am + 5-7pm
 58.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.2%
postcode 3217
 0.6%
postcode 3224
Rooftop solar per 100 dwellings 53
postcode 3217
 40
postcode 3224

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Armstrong Creek Moolap
Car (driver) 72.6% / 70.2%
Armstrong Creek — Car (driver): 72.6% Moolap — Car (driver): 70.2%
Worked from Home 20.9% / 18.9%
Armstrong Creek — Worked from Home: 20.9% Moolap — Worked from Home: 18.9%
Car (passenger) 4.1% / 6.3%
Armstrong Creek — Car (passenger): 4.1% Moolap — Car (passenger): 6.3%
Walked Only 0.6% / 3.4%
Armstrong Creek — Walked Only: 0.6% Moolap — Walked Only: 3.4%
Train 0.9% / 0.6%
Armstrong Creek — Train: 0.9% Moolap — Train: 0.6%
Bus 0.8% / —
Armstrong Creek — Bus: 0.8% Moolap — Bus: not among its largest

Bars are drawn against the largest share shown (72.6%).

Setting

Armstrong Creek Moolap
Elevation 7 m
above sea level, at the suburb centre
 10 m
above sea level, at the suburb centre
Distance to the ocean 7.1 km 2.8 km

NBN connectivity

Armstrong Creek Moolap
Connectivity score 99/100 70/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 98%
5,202 premises
 36%
1,327 premises

Climate

Armstrong Creek Moolap
Annual rainfall —
same for both
Summer max (Jan) 22.8°C
same for both
Winter min (Jul) 7.8°C
same for both

Air quality (annual mean)

Armstrong Creek Moolap
PM2.5 5.0 µg/m³
same for both
PM10 20.5 µg/m³
same for both
NO₂ —
same for both

Council rates

Armstrong Creek Moolap
Average residential rate $1,802/yr
same for both
Council Greater Geelong
same for both

Federal electorate

Armstrong Creek Moolap
Division Corangamite
same for both
Member Libby Coker
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Armstrong Creek Moolap
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Armstrong Creek

Family Large Blocks Regional Centre River Young Families

Moolap

Acreage Coastal Retirees

More comparisons

Other comparisons with Armstrong Creek

Armstrong Creek vs Mount Duneed Armstrong Creek vs Charlemont Armstrong Creek vs Connewarre

Other comparisons with Moolap

Moolap vs Leopold Moolap vs St Albans Park Moolap vs Newcomb Moolap vs Whittington Moolap vs Charlemont Moolap vs Connewarre
Full data on Armstrong Creek Full data on Moolap
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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