Armstrong Creek vs Mount Duneed

In both, most households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Mount Duneed: a median of $730,000, against $664,000 in Armstrong Creek, and rent is higher there too.

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

Mount Duneed

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (10 vs 4)
  • has more schools rated above their peers (1 vs 0)
  • But Armstrong Creek has more schools inside the suburb (5 vs 2)

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

First-home buyers

Armstrong Creek

ahead on the one thing that separates them

  • has cheaper land ($405,000 vs $720,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Armstrong Creek

ahead on the one thing that separates them

  • has a bigger rental market to choose from (35% vs 24%)

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

Commuting to the city

Armstrong Creek

ahead on 2 of the 4 things we measure here

  • is more walkable (66/100 vs 13/100)
  • sits closer to the CBD (83.8 km vs 93.5 km)

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

Downsizers and retirees

Armstrong Creek

ahead on 2 of the 5 things we measure here

  • is more walkable (66/100 vs 13/100)
  • has more GPs (3 vs 0)

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

Investors

Mount Duneed

ahead on the one thing that separates them

  • is growing faster (291.8% vs 164.8%)

Weighs house yield and population growth.

Where they sit

Armstrong Creek and Mount Duneed 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 Mount Duneed
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 Mount Duneed
Walkability 66 / 13
Armstrong Creek — Walkability: 66/100 Mount Duneed — Walkability: 13/100
Safety 31 / 27
Armstrong Creek — Safety: 31/100 Mount Duneed — Safety: 27/100
Low fire risk 57 / 100
Armstrong Creek — Low fire risk: 57/100 Mount Duneed — Low fire risk: 100/100
Low flood risk 13 / 50
Armstrong Creek — Low flood risk: 13/100 Mount Duneed — Low flood risk: 50/100

Demographics

Armstrong Creek has more residents (11,247 vs 6,182); Mount Duneed skews older (32 vs 30).

Armstrong Creek Mount Duneed
Population 11,247
+45% vs other
 6,182
Population trend (2016 → 2021) +164.8% +291.8%
Median age 30 32
Median household income $114,400/yr $118,248/yr
+3% vs other
Median weekly rent $420/wk $446/wk
+6% vs other

Age profile

Share of residents in each band, 2021 Census.

Armstrong Creek Mount Duneed
0-4 11.0% / 9.5%
Armstrong Creek — 0-4: 11.0% Mount Duneed — 0-4: 9.5%
5-14 14.9% / 14.8%
Armstrong Creek — 5-14: 14.9% Mount Duneed — 5-14: 14.8%
15-19 4.5% / 4.8%
Armstrong Creek — 15-19: 4.5% Mount Duneed — 15-19: 4.8%
20-24 7.4% / 6.9%
Armstrong Creek — 20-24: 7.4% Mount Duneed — 20-24: 6.9%
25-34 24.0% / 20.0%
Armstrong Creek — 25-34: 24.0% Mount Duneed — 25-34: 20.0%
35-44 17.5% / 16.6%
Armstrong Creek — 35-44: 17.5% Mount Duneed — 35-44: 16.6%
45-54 8.3% / 10.3%
Armstrong Creek — 45-54: 8.3% Mount Duneed — 45-54: 10.3%
55-64 5.7% / 8.1%
Armstrong Creek — 55-64: 5.7% Mount Duneed — 55-64: 8.1%
65-74 4.2% / 6.6%
Armstrong Creek — 65-74: 4.2% Mount Duneed — 65-74: 6.6%
75-84 1.7% / 2.2%
Armstrong Creek — 75-84: 1.7% Mount Duneed — 75-84: 2.2%
85+ 0.9% / 0.3%
Armstrong Creek — 85+: 0.9% Mount Duneed — 85+: 0.3%

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%
Mount Duneed 56.5% couple families
Mount Duneed — Couple Families: 56.5% Mount Duneed — Lone Person: 21.8% Mount Duneed — One Parent Families: 13.7% Mount Duneed — Group Household: 6.8% Mount Duneed — Other Families: 1.2%
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%
Mount Duneed 23.6% renting
Mount Duneed — Owned Outright: 20.8% Mount Duneed — Mortgage: 55.6% Mount Duneed — Renting: 23.6%
Owned outright Mortgage Renting

Qualifications

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

Armstrong Creek Mount Duneed
Bachelor Degree 15.3% / 17.2%
Armstrong Creek — Bachelor Degree: 15.3% Mount Duneed — Bachelor Degree: 17.2%
Certificate III & IV 15.4% / 14.3%
Armstrong Creek — Certificate III & IV: 15.4% Mount Duneed — Certificate III & IV: 14.3%
Advanced Diploma / Diploma 9.7% / 8.7%
Armstrong Creek — Advanced Diploma / Diploma: 9.7% Mount Duneed — Advanced Diploma / Diploma: 8.7%
Postgraduate Degree 4.4% / 4.9%
Armstrong Creek — Postgraduate Degree: 4.4% Mount Duneed — Postgraduate Degree: 4.9%
Graduate Diploma / Certificate 2.4% / 2.6%
Armstrong Creek — Graduate Diploma / Certificate: 2.4% Mount Duneed — Graduate Diploma / Certificate: 2.6%

Bars are drawn against the largest share shown (17.2%).

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 Mount Duneed
India 3.9% / 4.0%
Armstrong Creek — India: 3.9% Mount Duneed — India: 4.0%
England 3.1% / 2.8%
Armstrong Creek — England: 3.1% Mount Duneed — England: 2.8%
New Zealand 1.3% / 1.5%
Armstrong Creek — New Zealand: 1.3% Mount Duneed — New Zealand: 1.5%
Philippines 1.6% / 0.8%
Armstrong Creek — Philippines: 1.6% Mount Duneed — Philippines: 0.8%
South Africa 0.8% / 0.7%
Armstrong Creek — South Africa: 0.8% Mount Duneed — South Africa: 0.7%
China 0.5% / 1.0%
Armstrong Creek — China: 0.5% Mount Duneed — China: 1.0%

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%
Mount Duneed 97.0% houses
Mount Duneed — Houses: 97.0% Mount Duneed — Townhouses: 1.3% Mount Duneed — Flats / Apartments: 1.8%
Houses Townhouses Flats / Apartments

Property market

Armstrong Creek Mount Duneed
Median house price $663,750 $730,000
Median unit price $570,000 —
Median land price $405,000 $720,000
Typical days to sell (houses) 30 days
from 308 sales
 31 days
from 219 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 Mount Duneed
3 bed $615K / $661K
Armstrong Creek — 3 bed: $615K (178 sales) Mount Duneed — 3 bed: $661K (82 sales)

178 vs 82 sales

4 bed $685K / $750K
Armstrong Creek — 4 bed: $685K (425 sales) Mount Duneed — 4 bed: $750K (196 sales)

425 vs 196 sales

5 bed $422K / $1.05M
Armstrong Creek — 5 bed: $422K (26 sales) Mount Duneed — 5 bed: $1.05M (8 sales)

26 vs 8 sales

Zoning mix

Mount Duneed has more rural and farming land (58% vs 19%).

Armstrong Creek Mount Duneed
Rural and farming 19% 58%
Residential 56% 16%
Parks and recreation 22% 1%
Other and special use 0% 20%
Infrastructure and transport 3% 4%
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 Mount Duneed
New dwellings approved 3,468
across Greater Geelong
 300
across Surf Coast
Approvals change year on year +56% +57%

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 Mount Duneed
Houses 4.0%
$560/wk on $720K
 3.8%
$590/wk on $800K
Units —
same for both

Ranking within VIC

Armstrong Creek Mount Duneed
House price Higher than 36% of VIC Higher than 41% of VIC
Income Higher than 86% of VIC Higher than 90% of VIC
Schools Higher than 29% of VIC —
Walkability Higher than 89% of VIC Higher than 76% of VIC
Affordability Higher than 94% of VIC
same for both
EV adoption Higher than 82% of VIC
same for both
NBN connectivity Higher than 99% of VIC Higher than 93% of VIC
Rental yield (houses) Higher than 71% of VIC Higher than 57% of VIC

Liveability

Armstrong Creek is more walkable (66 vs 13); Mount Duneed scores higher overall (54 vs 36).

Armstrong Creek Mount Duneed
Grade C B
Score 36/100 54/100
Socio-economic band advantaged area
decile 8/10
 very advantaged area
decile 9/10

Risk profile

Armstrong Creek carries more bushfire risk (43 vs 0); Armstrong Creek carries more flood risk (87 vs 50).

Armstrong Creek Mount Duneed
Bushfire Moderate
43/100
 None
0/100
Crime Moderate
69/100
 High
73/100
Flood High
87/100
 Moderate
50/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Armstrong Creek Mount Duneed
Inside the suburb 5 2
Rated above peers 0 1
Rated at peers 3 0
Rated below peers 1
same for both
Universities within 10 km 2
Deakin University, Geelong Waterfront Campus, 9.4 km
 None

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 Mount Duneed

  • Mirripoa Primary School Government · Primary above peers
  • Mount Duneed Regional Primary School Government · Primary below peers

Amenities in the suburb

Armstrong Creek Mount Duneed
Supermarkets 4 1
Cafes & restaurants 4 3
Parks & reserves 4 10
Childcare 8
same for both
GPs 3 0
Banks & Bank@Post 1 0
Fuel stations 3 2
EV chargers 2 0
Waterways 8 14

Mobility

Mount Duneed sits further from the CBD (93.5 km vs 83.8 km).

Armstrong Creek Mount Duneed
Walkability score 66/100 13/100
Distance to Melbourne 83.8 km 93.5 km
+12% vs other
Drive time (normal traffic) 76 min 73 min
Public transport score 76/100 89/100
Rail
Peak arrivals per hour 78.0
7-9am + 5-7pm
 63.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.2%
postcode 3217
same for both
Rooftop solar per 100 dwellings 53
postcode 3217
same for both

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 Mount Duneed
Car (driver) 72.6% / 69.8%
Armstrong Creek — Car (driver): 72.6% Mount Duneed — Car (driver): 69.8%
Worked from Home 20.9% / 23.9%
Armstrong Creek — Worked from Home: 20.9% Mount Duneed — Worked from Home: 23.9%
Car (passenger) 4.1% / 3.8%
Armstrong Creek — Car (passenger): 4.1% Mount Duneed — Car (passenger): 3.8%
Train 0.9% / 1.0%
Armstrong Creek — Train: 0.9% Mount Duneed — Train: 1.0%
Bus 0.8% / 1.0%
Armstrong Creek — Bus: 0.8% Mount Duneed — Bus: 1.0%

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

Setting

Armstrong Creek Mount Duneed
Elevation 7 m
above sea level, at the suburb centre
 43 m
above sea level, at the suburb centre
Distance to the ocean 7.1 km 8.2 km

NBN connectivity

Armstrong Creek Mount Duneed
Connectivity score 99/100 84/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 98%
5,202 premises
 77%
1,108 premises

Climate

Armstrong Creek Mount Duneed
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 Mount Duneed
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 Mount Duneed
Average residential rate $1,802/yr $2,314/yr
Council Greater Geelong Surf Coast

Federal electorate

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

First Home Owner Grant

Armstrong Creek Mount Duneed
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

Mount Duneed

Acreage Family Transport Hub Young Families

More comparisons

Other comparisons with Armstrong Creek

Armstrong Creek vs Charlemont Armstrong Creek vs Moolap Armstrong Creek vs Connewarre

Other comparisons with Mount Duneed

Mount Duneed vs Torquay Mount Duneed vs Grovedale Mount Duneed vs Waurn Ponds Mount Duneed vs Charlemont Mount Duneed vs Connewarre Mount Duneed vs Freshwater Creek
Full data on Armstrong Creek Full data on Mount Duneed
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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