House and land estates across Geelong’s southern growth corridor continue to attract buyers looking to secure land now while planning a build over the coming years. For many, the appeal lies in flexibility, the ability to choose a block first, then work through builder and design options once timelines and budgets are clearer.
The Reserve is a masterplanned residential estate in Armstrong Creek, offering around 500 lots alongside a mix of vacant land, house and land packages, and future townhome options. Delivered by ID_Land, the project is scheduled for completion in August 2026 and currently includes titled lots available now.
Positioned around 15 minutes from Geelong CBD and roughly 10 minutes from the Surf Coast, The Reserve sits within a growth corridor that continues to benefit from new education and retail infrastructure. Warralily and Waurn Ponds shopping centres are both within a short drive, while Marshall Train Station provides rail access north toward Geelong and Melbourne. New education infrastructure, including Horseshoe Bend Primary School due for completion in early 2026, is also part of the immediate catchment.
For buyers weighing up how to build within the estate, understanding which builders are active, and how their delivery models differ, is a key next step.
Sherridon Homes
Established: 2005
Build locations: Melbourne metro and regional Victoria
Sherridon Homes operates across both metropolitan Melbourne and regional Victoria, with experience delivering house and land outcomes in growth areas similar to Armstrong Creek. Established in 2005, the builder produces around 1,000 homes annually and offers a large catalogue of designs that can be adapted to suit varying block sizes and orientations.
Phoenix 180
For buyers at The Reserve, Sherridon’s appeal lies in design flexibility paired with a structured build process. Their homes are positioned to suit both first-home buyers and upgraders who want some level of customisation without pursuing a fully bespoke architectural build. Being part of the AHB Group, Sherridon also benefits from established trade networks, which can be a consideration for buyers prioritising delivery confidence.
Orbit Homes
Established: 1979
Operating states: Victoria and Queensland
With more than four decades in operation, Orbit Homes is one of the more established builders with house and land packages within masterplanned estates. Their model focuses on pre-designed floorplans and streamlined delivery, which can appeal to buyers wanting a clearer roadmap from contract to completion.
Malvern 20B, NEWPORT
Orbit works closely with developers to align designs with estate guidelines, making them an ideal option for buyers who prefer a simplified path to securing both land and a compliant home design. Their range tends to suit families prioritising functional layouts and predictability over deep customisation.
Eight Homes
Established: 2012
Specialties: Value-driven builds, sloping or split-level designs
Eight Homes positions itself around transparency and controlled inclusions, with a pre-selected approach to finishes aimed at reducing decision fatigue during the build process. The builder delivers approximately 500 homes per year and has received industry recognition for affordability-focused display homes.
830 Ida Street
For estates like The Reserve, Eight Homes is ideal for buyers seeking strong value alignment, particularly those wanting a clearer understanding of costs upfront rather than extensive post-contract variations.
Publisher Website: www.homeshelf.com.au