Most Melbourne property developers play a single lot in a growth corridor. Nexus Developments took two. Armstrong Grove and Allemore Charlemont — both on Bend Road, Armstrong Creek — together represent 145 lots under construction in one of Victoria’s fastest-growing residential corridors. This long-form guide walks through the Armstrong Creek growth thesis, the two estates, and why Nexus Developments believes the corridor remains one of the most compelling Melbourne property investment opportunities heading through 2026.
WHAT THIS GUIDE COVERS
01. Armstrong Creek 2026 — by the numbers
02. Why Armstrong Creek matters in Melbourne property investment
03. Armstrong Grove — 75 lots, designed for growing families
04. Allemore Charlemont — 75 lots + 1 super lot, a retreat-style masterplan
05. Why two estates instead of one — Nexus Developments’ scale call
06. How Nexus Developments evaluates a growth corridor
07. Armstrong Creek vs other Victorian growth corridors
08. Help to Buy and first-home buyer pathways
09. Investment fundamentals across the two estates
10. How to register interest
11. Frequently asked questions
Armstrong Creek 2026 — by the numbers
Armstrong Creek sits 10 minutes south of Geelong CBD and approximately 70 km south-west of Melbourne. It is one of Victoria’s largest contiguous growth areas, planned to house approximately 65,000 residents and 22,000 jobs at maturity, with infrastructure investment in the order of $1 billion flowing into schools, retail, healthcare and transport. Population growth has consistently sat above 4% per annum — among the fastest in the state.
- Population growth: above 4% annually — one of the fastest in Victoria
- Planned population at maturity: ~65,000 residents
- Planned employment: ~22,000 jobs
- Infrastructure investment: $1B+ across schools, retail, healthcare, transport
- Distance from Geelong CBD: ~10 minutes
- Distance from Melbourne CBD: ~70 km
Why Armstrong Creek matters in Melbourne property investment
Three structural drivers underpin the Armstrong Creek thesis. First, the corridor sits within Greater Geelong, which is itself one of the largest regional infrastructure investment programmes in Australia. Second, buyer-led growth — young families and first-home buyers are arriving on demographic momentum, not speculation. Third, planning maturity — the corridor has a clear strategic framework, defined town centre, and a planning regime that has been delivering approvals on schedule.
Across the broader Melbourne property development landscape, this combination is rare. Nexus Developments’ corridor framework — the five filters every site must pass — placed Armstrong Creek in the top tier of opportunities at acquisition, and the data has continued to support that view through 2026.
Armstrong Grove — 75 lots, designed for growing families
Armstrong Grove is the larger of the two Nexus Developments estates in the corridor. 75 lots, designed for the growing-family buyer with a focus on green open space, walkability to the planned town centre, and a lot mix that genuinely caters to both first homes and upgraders.
| Project | Armstrong Grove |
| Location | Armstrong Creek Bend Road, VIC 3217 |
| Type | 75 residential lots |
| Status | Under construction |
| GRV | $30M |
| Total cost | $15M |
| Project duration | 4 years |
| Profit on cost | 66% |
| Profit on equity | 165% |
Allemore Charlemont — 75 lots + 1 super lot, a retreat-style masterplan
Allemore Charlemont is the sister estate up the road. A slightly more retreat-style masterplan with tighter integration of natural landscape features, meticulously planned around the way the corridor’s family-buyer base wants to actually live day to day.
| Project | Allemore Charlemont |
| Location | Armstrong Creek Bend Road, VIC 3217 |
| Type | 75 residential lots + 1 super lot |
| Status | Under construction |
| GRV | $32M – $34M |
| Total cost | $17.5M |
| Project duration | 4 years |
| Profit on cost | 51% |
| Profit on equity | 146% |
Why two estates instead of one — Nexus Developments’ scale call
Concentrating two estates in the same corridor gives Nexus Developments scale benefits in delivery — the same civil contractor pool, the same planning relationships, the same buyer marketing channel — without the concentration risk of doing it all in a single mega-estate. If the buyer profile shifts, the company has two distinct product mixes to flex into. If consultant or contractor costs move, it can rebalance across the two delivery programmes. Two estates is the right diversification of a high-conviction corridor view.
“We follow infrastructure. Not hype.”
How Nexus Developments evaluates a growth corridor
- Government infrastructure spend (not just promised — budgeted, approved, in construction)
- Population trajectory (the demographic flow, where it is coming from, why it is coming, projected through to 2031 and beyond)
- Employment hubs (where buyers will actually work, and how long the drive is)
- Planning regime maturity (clear frameworks, predictable timelines, defined town centre)
- Buyer base composition (family-led growth vs speculation-led growth — the former compounds, the latter cycles)
Armstrong Creek vs other Victorian growth corridors
Within the Nexus Developments residential portfolio, Armstrong Creek sits alongside Beveridge (Melbourne north — where The Clan Estate was delivered) and Eight Mile Plains in South East Queensland (where Holmead Road is in planning). Each corridor reflects a different version of the same underlying thesis: infrastructure-led, buyer-led growth in regions with a clear long-horizon demographic story.
Help to Buy and first-home buyer pathways
Several lot price points across Armstrong Grove and Allemore Charlemont sit comfortably within the Help to Buy scheme thresholds, making both estates accessible to first-home buyers under the expanded scheme. For buyers exploring this pathway, the Nexus Developments buyer team can walk through eligibility, price points and lot availability in detail.
Investment fundamentals across the two estates
| Combined lots | 145 residential lots |
| Combined GRV | $60M+ |
| Combined cost | $32.5M |
| Both estates | Under construction · Armstrong Creek, VIC 3217 |
| Developer | Nexus Developments (Nexus Communities) |
How to register interest
Both Armstrong Grove and Allemore Charlemont are under construction with current stage releases. Register your interest with Nexus Developments here to receive lot availability, pricing and Help to Buy eligibility information specific to the next release.
TOUR THE ARMSTRONG CREEK CORRIDOR
Walk-through tours of both Nexus Developments estates in Armstrong Creek are available on request. Register interest →
Frequently asked questions
Where is Armstrong Creek?
Armstrong Creek is a major growth corridor located approximately 10 minutes south of Geelong CBD, and about 70 km south-west of Melbourne. Nexus Developments has two active estates here on Bend Road.
How many lots does Nexus Developments have at Armstrong Creek?
Nexus Developments has 145 residential lots in the Armstrong Creek corridor — 75 lots at Armstrong Grove and 75 lots + 1 super lot at Allemore Charlemont. Both estates are under construction.
Is Armstrong Creek a good property investment in 2026?
Armstrong Creek is one of Victoria’s fastest-growing corridors, with population growth above 4% annually, planned population of ~65,000 residents and ~22,000 jobs at maturity, and significant infrastructure investment. Investment outcomes vary by property and individual circumstance; contact Nexus Developments for project-specific information.
Can first-home buyers use the Help to Buy scheme at Armstrong Grove or Allemore Charlemont?
Several lot price points across Armstrong Grove and Allemore Charlemont sit within the Help to Buy scheme thresholds. Register interest with Nexus Developments to receive Help to Buy eligibility detail for the current stage release.
How long is the project duration for the Armstrong Creek estates?
Both Armstrong Grove and Allemore Charlemont are 4-year projects. Stage releases roll across the project duration with settlements scheduled across the back half of each programme.
About Nexus Developments
Nexus Developments is a leading multi-sector property development company based in Melbourne, Australia, with a project pipeline of over $400 million+ across residential, NDIS Specialist Disability Accommodation, Montessori childcare, education and commercial real estate. Founded by Bhupendra (Ben) Sethia — a 25-year industry leader and Founder Chairman of JITO Australia — Nexus Developments operates with institutional-grade governance, partnerships with Colliers and Maddocks, a 7-8 star NatHERS energy standard on every new dwelling, and a commitment to contribute more than 600 dwellings to the National Housing Accord.
Across Nexus Communities, Nexus Care, Nexus Learning, Nexus Commercial and the Nexus Wealth Fund, Nexus Developments delivers projects designed to compound long-term value for investors and communities alike. Whether you are an investor seeking exposure to Melbourne property development, a first-home buyer looking at Melbourne growth corridors, a family considering NDIS-accredited Specialist Disability Accommodation, or a landowner looking for a delivery partner, Nexus Developments has a pathway for you.
Take the next step with Nexus Developments
- Explore current Nexus Developments projects across Melbourne and regional Victoria →
- Register your interest in a Nexus Developments residential community →
- Speak to our investor relations team about the Nexus Wealth Fund →
- Learn how Nexus Care designs SDA housing built for independence →
- Read more insights and market intelligence from the Nexus team →
- Contact Nexus Developments →
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Nexus Developments APAC · nexusdevelopments.com.au · info@nexusdevelopments.com.au
Disclaimer: This article is general information only and does not constitute financial, investment, legal or tax advice. Investments in Nexus Wealth Fund products are available to wholesale and sophisticated investors as defined under the Corporations Act 2001 (Cth). Past performance is not a reliable indicator of future performance. Renders are artist impressions and indicative only.