NARRE WARREN SOUTH
Investor score
58
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
$868,000
VIC Gov · 2025
Rent yield
2.3%
computed from govt data
Annual growth
2.9%
annualised from govt data
Vacancy rate
2.1%
modelled estimate
AI insights for NARRE WARREN SOUTH
Investment analysis, risks & comparisons
NARRE WARREN SOUTH 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.
Median rent
$380/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+2.4%
annual shift
Yield × growth index
2.6
combined signal
Net yield (est.)
2.19%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+5.6%
est. compound, long-run avg
10-yr growth (CAGR)
+4.2%
est. compound, long-run avg
Rental demand
59 / 100
Strong demand
Supply pipeline
Est.1.2%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
Source: VIC Gov · 2025 · all sources
Market overview
NARRE WARREN SOUTH 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 2.3% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,942/wk
$89k taxable p.a.
Renters
22.6%
75.2% owner-occupier
Median age
35.0 yrs
Unemployment
3.9%
Population growth
+3.6% p.a.
Investor-owned
13.0%
of all dwellings (ATO)
Houses
47%
36% apartments
Degree qualified
42.6%
bachelor's or higher (ABS)
Work from home
23.3%
of employed residents (ABS Census)
Median lot size
500 m²
Standard block
Household size
2.3 persons
avg per dwelling (ABS Census)
Short-term rental
7.8%
Some Airbnb activity
Market activity
Distance to CBD
38.9 km
Regional
Days on market
29 days
Normal turnover
Auction clearance
75.8%
Strong demand
Walkability
33 / 100
Some errands walkable
Coastal proximity
20.1 km
Coastal fringe
NBN technology
FTTNStandard — fibre to node
Population density
995/km²
Suburban
Schools in postcode 3805
🏫Primary (8)
Trinity Catholic Primary School
Catholic · Yrs Prep-6
Don Bosco School
Catholic · Yrs Prep-6
Oatlands Primary School
Government · Yrs Prep-6
Fleetwood Primary School
Government · Yrs Prep-6
Maramba Primary School
Government · Yrs Prep-6
Hillsmeade Primary School
Government · Yrs Prep-6
Strathaird Primary School
Government · Yrs Prep-6
Fountain Gate Primary School
Government · Yrs Prep-6
🎓Secondary (1)
Fountain Gate Secondary College
Government · Yrs 7-12
📚Combined (2)
Heritage College
Independent · Yrs Prep-12
Narre Warren South P-12 College
Government · Yrs Prep-12
⭐Special (3)
Dandenong Valley Special Developmental School
Government · Yrs U
Foundation Learning Centre
Independent · Yrs 11-12
Berry Street School
Independent · Yrs 7-12
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
Safe4.7 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Average14 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
38
/ 100
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
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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