VIC3804· Pop. 8,466Yarra Ranges

NARRE WARREN EAST

MaturePremium-priced suburb — lower upside but defensive and liquid

Investor score

Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.

Median price

$1,480,000

VIC Gov · 2025

Rent yield

1.6%

computed from govt data

Annual growth

-2.8%

annualised from govt data

Vacancy rate

1.5%

modelled estimate

AI insights for NARRE WARREN EAST

Investment analysis, risks & comparisons

PREMIUM

NARRE WARREN EAST shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.

Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.

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Median price sourced from VIC Gov · 2025 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$450/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+3.4%

annual shift

Yield × growth index

-0.6

combined signal

Net yield (est.)

1.32%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+4.9%

est. compound, long-run avg

10-yr growth (CAGR)

+4.2%

est. compound, long-run avg

Rental demand

61 / 100

Strong demand

Supply pipeline

Real

1.2%

new dwellings approved / stock · ABS 2024-25

Low supply pressure

5-year price history

2020

$1168k

2021

$1422k

2022

$1600k

2023

$1565k

2025

$1480k

Source: VIC Gov · 2025 · all sources

Market overview

NARRE WARREN EAST is a metropolitan VIC suburb with moderate capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.

Highlights

Metro VIC suburb with strong infrastructure and transport
Rental yield 1.6% with stable tenant demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
Below-average growth — limited capital appreciation signal
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$2,630/wk

$89k taxable p.a.

Renters

4.2%

92.8% owner-occupier

Median age

42.0 yrs

Unemployment

4.3%

Population growth

+3.6% p.a.

Investor-owned

22.0%

of all dwellings (ATO)

Houses

57%

36% apartments

Degree qualified

39.4%

bachelor's or higher (ABS)

Work from home

20.2%

of employed residents (ABS Census)

Median lot size

450 m²

Standard block

Household size

2.3 persons

avg per dwelling (ABS Census)

Short-term rental

6.4%

Some Airbnb activity

Market activity

Distance to CBD

36.8 km

Regional

Days on market

26 days

Normal turnover

Auction clearance

75.8%

Strong demand

Walkability

14 / 100

Car-dependent

Coastal proximity

23.6 km

Coastal fringe

NBN technology

FTTN

Standard — fibre to node

Population density

993/km²

Suburban

Schools in postcode 3804

🏫3 Primary📚2 Combined

ACARA 2025

🏫Primary (3)

Sidrah Gardens School

Independent · Yrs Prep-6

ICSEA 1104

Mary MacKillop School

Catholic · Yrs Prep-6

ICSEA 1058

Narre Warren North Primary School

Government · Yrs Prep-6

ICSEA 1053

📚Combined (2)

Harkaway Hills College

Independent · Yrs Prep-10

ICSEA 1149

Lysterfield Lake College

Independent · Yrs 3-8

ICSEA 1139

ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.

Liveability & safety

Safety index

Safe

86/ 100

5.2 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Top tier

1101ICSEA · national avg 1000

5 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

23/ 100

🚆 3 train🚃 17 tram🚌 33 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

none

Source: State GIS flood zone data

🔥

Bushfire risk

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in NARRE WARREN EAST

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