📡 PropertyEye tracks live listings in Sydney and Brisbane today — Melbourne pages are built from published auction results (2021–2026), our price model and weekly clearance data. Live Melbourne tracking is on the roadmap.
🎯 Price model — what the model says a typical home here achieves at auction
| Configuration | Model estimate | Range | Comparable sales |
|---|---|---|---|
| 1-bed unit | $477k | $432k–$535k | 106 |
| 2-bed unit | $691k | $616k–$764k | 106 |
| 3-bed unit | $937k | $835k–$1.03M | 106 |
| 3-bed house | $1.26M | $1.13M–$1.4M | 44 |
| 4-bed house | $1.46M | $1.3M–$1.61M | 44 |
| 5-bed house | $1.55M | $1.27M–$1.87M | 44 |
Modelled from 138,399 Australian auction sales (2021–2026). Melbourne cells run on the base model (suburb prior + configuration + time) without the Sydney-only land/school/transport features — ranges are honest about the wider uncertainty. Estimates from comparable auction results — not valuations or financial advice.
🧾 Recent comparable sales — the real auction results behind the estimates
Units
| Address | Config | Sold | When |
|---|---|---|---|
| 1/6-8 Avondale Rd | 2 bd · 1 ba | $545,000 | Jun 2025 |
| 13/26 Armadale St | 2 bd · 1 ba | $781,000 | Mar 2025 |
| 5/61 Kooyong Rd | 2 bd · 1 ba | $540,000 | Feb 2025 |
| 1/49A Denbigh Rd | 1 bd | $468,000 | Nov 2024 |
| 7/55 Northcote Rd | 1 bd · 1 ba | $400,000 | Nov 2024 |
| 1/16 Fulton St | 2 bd · 1 ba | $675,000 | Nov 2024 |
Houses
| Address | Config | Sold | When |
|---|---|---|---|
| 1C Barnato Gr | 4 bd · 3 ba | $3,000,000 | May 2025 |
| 67 Union St | 3 bd · 1 ba | $1,600,000 | Feb 2025 |
| 28 Lambeth Av | 4 bd · 2 ba | $4,500,000 | Feb 2025 |
| 12 Willis St | 3 bd · 2 ba | $2,125,000 | Nov 2024 |
| 794 Malvern Rd | 3 bd · 1 ba | $1,705,000 | Nov 2024 |
| 2A Rose St | 2 bd · 1 ba | $1,706,500 | Sep 2024 |
Recent sold auction results in Armadale from the price model's training set (published Domain results). A sample, not every sale.
💰 What Armadale actually sold for — published auction results, quarter by quarter
Units — median sold price by quarter
Latest quarter $618k (8 sales) · measured trend +2.1%/yr (2-bed like-for-like, 55 sales)
Houses — median sold price by quarter
Latest quarter $2.26M (4 sales)
Quarterly medians of real published auction results (sold outcomes only). Historical results — not a prediction, valuation or financial advice.
🛡 Crime — recorded criminal incidents, year ending March 2026
Index 53 — around the Greater Melbourne average (50 = average) · 55.1 key incidents per 1,000 residents · year-on-year -3%
Most recorded: Steal from a motor vehicle (173) · Other theft (61) · Residential non-aggravated burglary (54)
Key offences: homicide, assault, sexual offences, robbery, property damage, burglary/break-and-enter, theft (CSA subdivisions A10/A20/A30/A70/B20/B30/B40). Rates are per RESIDENT — suburbs with heavy visitor/entertainment traffic (CBD, nightlife strips) read high on this basis. Source: Crime Statistics Agency (Victoria), criminal incidents year ending March 2026 (CC BY 4.0); populations ABS Census 2021 (SAL).
🎓 Schools in Armadale — located in the suburb (ACARA 2025)
In-suburb enrolments 1,781 · 5-year trend -3.5% (stable) — total across the schools below; family demand signal, openings/closures counted
| School | Type | Sector | ICSEA |
|---|---|---|---|
| Armadale Primary School | Primary | Government | 1156 |
| Lauriston Girls' School | Combined | Independent | 1199 |
| The King David School | Combined | Independent | 1165 |
Schools whose ADDRESS is in Armadale — residents are often zoned to schools in neighbouring suburbs too; check the actual zone for any address at findmyschool.vic.gov.au. ICSEA is the socio-educational advantage of a school's community (national average ~1000) — a demographic measure, not a quality or results score.
🔨 Auction market pace — Melbourne weekly clearance
Benchmark series (Domain): week to 2026-08-01 — 54.9% of 448 reported auctions. Our own tracking (withdrawn counted): week to 2026-08-01 — 54% of 506 scheduled. Lower clearance generally means more room for buyers to negotiate.
Suburb breakdown — trailing 8 weeks, our tracking, withdrawn counted
| Suburb | Clearance | Withdrawn | Auctions |
|---|---|---|---|
| Craigieburn | 44% | 5% | 102 |
| Reservoir | 58% | 5% | 92 |
| Wollert | 49% | 6% | 79 |
| Tarneit | 16% | 25% | 76 |
| Coburg | 51% | 10% | 68 |
| Preston | 40% | 15% | 68 |
| Glen Waverley | 60% | 9% | 67 |
| Mount Waverley | 51% | 5% | 63 |
| Mickleham | 30% | 21% | 56 |
| Bentleigh East | 44% | 12% | 52 |
🏠 Recent auction addresses in Armadale
Every address links to its own page — published results, price estimate, suburb context.
32 Stanhope St · 21 Railway Av · 4/20 Bailey Av · 16/62 Wattletree Rd · 2/39 Wattletree Rd · 401/6B Evergreen Mw · 13A Moorhouse St · 40 Kooyong Rd · 89 Kooyong Rd · 20/71 Denbigh Rd
All figures derive from published auction results and public data — estimates only, not financial advice.