Narre Warren
VICNarre Warren is a stable suburb in VIC with 27,689 residents.
- SAL code
- 21893
- SA2
- 212021456
- Population
- 27,689
Narre Warren, VIC had 27,689 residents at the 2021 Census, with the broader statistical area showing a 2.1% growth over the last five years. The predominant age group is 25-34 years, and the median age sits at 35. Households are most often couples with children, and those with a mortgage repay a median of $1,733 a month. Around 69.2% of homes are owner-occupied, with the largest single tenure being owned with a mortgage at 43.7%. Most dwellings are separate houses, making up 92.7% of the suburb's housing stock. The suburb has 51 parks and reserves mapped within its boundary. Source: ABS Census 2021 and Estimated Resident Population, with amenity counts from state Open Data and OpenStreetMap.
Suburb analysis
Narre Warren, VIC at a glance
Narre Warren is an established middle-outer southeast Melbourne suburb ~38 km from the CBD in the City of Casey, anchored by Westfield Fountain Gate, Bunjil Place and the Pakenham-line train. Mostly 1980s-90s detached housing with steady infill on the older quarters. The data tiles below cover the demographic baseline; this card adds the live market + lifestyle + council context.
For homebuyers
Narre Warren reads as a self-contained outer-southeast hub rather than a quiet pocket. Westfield Fountain Gate (Australia's second-largest shopping centre) and Bunjil Place — the City of Casey's library, theatre, gallery and civic centre — sit side-by-side, so most of weekend life is reachable without leaving the suburb. Housing skews to detached 3- and 4-bedroom homes from the 1980s-90s on full-size lots, with a thinner ribbon of newer townhouses near the station. Narre Warren station was fully rebuilt as an elevated premium station in March 2024 (Pakenham line); peak-hour CBD trips still run an hour-plus and the Monash Freeway crawls. Wilson Botanic Park is a short drive in Berwick. Schools are dense — Fleetwood Primary, Maramba Primary and Berwick Secondary feed the catchment, with private and selective options nearby. In short: a practical, services-rich southeast suburb where the trade for affordability is the commute.
For investors
Narre Warren is a deep, mid-yield Melbourne market. Median house $800,000 against $575/week rent gives ~3.82% gross yield; units $605,500 / $520 rent → ~4.80% (Your Investment Property May 2026). 12-month house growth +6.67% (units +8.13%); quarterly +0.63% / +0.92%. Days-on-market 13 (houses), 22 (units). 429 house + 87 unit sales in the past 12 months — one of the deeper transaction markets in Melbourne's southeast.
Strengths
- Deep transaction market (~516 sales/yr across houses + units) — easy to enter and exit at scale.
- Short days-on-market for houses (13) signals competitive buyer demand at the median.
- Unit yields ~4.80% with +8.13% YoY growth — a rare cashflow + capital-growth combination in Melbourne (YIP May 2026).
- Self-contained services anchor (Westfield Fountain Gate + Bunjil Place + rebuilt Narre Warren station, March 2024) underpins long-run tenant demand.
Trade-offs
- House yield is moderate at ~3.82% — sub-rate for cashflow buyers (YIP May 2026).
- Quarterly growth has flattened to +0.63% (houses) / +0.92% (units), well below the 12-month run rate — momentum is cooling.
- Unit DOM 22 days vs 13 for houses suggests softer absorption in the stratified segment.
- Outer-southeast corridor competes with active greenfield supply (Clyde, Cranbourne East) that can cap rental growth.
What's coming
City of Casey's Narre Warren Village Urban Design Framework targets the precinct adjacent to the rebuilt station for higher-density, mixed-use redevelopment around the Fountain Gate–Narre Warren Metropolitan Activity Centre. Council's Activity Centre Improvement Program signals further staged investment in Narre Warren Village in later years of the five-year plan, with 2025/26 funds directed to other Casey villages first.
Bottom line
For homebuyers: a services-rich southeast hub with the rebuilt station and Bunjil Place on the doorstep, if you can wear the commute. For investors: a deep, mid-yield market where units currently outperform houses on both yield and growth.
Population
?27,689
Suburb · Census 2021
5-Year Growth
+2.1%
3yr: +3.7% · 10yr: +8.8%
SA2 · 5yr
Household Income
$1,741/wk
Suburb · Census 2021 median
Median Age
35
Suburb · Census 2021
Socio-Economic Index
?3/10
SA2 · more disadvantaged
Unemployment
?7.8%
SA2 · Q4 2025
Schools
8
5 primary, 1 secondary
Hospitals
No data for this suburb
Childcare services
?22
10 long day, 6 OSHC, 1 family
Parks & green space
?51
Parks, reserves
Transport stops
?155
GTFS stops
Dwelling approvals
No data for this suburb
Median Weekly Rent
Based on rental bond lodgements recorded by the state government.
Median House Sale Price
Source: Valuer-General Victoria (suburb-level quarterly medians).
→ Calculate stamp duty on this suburb's median price→ Estimate mortgage repayments→ Calculate rental yield (price + median rent)
Safety & Crime
2025 Q4Reported incidents from VIC police. Offence rates may not reflect all crime.
Population over time — Narre Warren - South West (SA2)
ABS publishes annual estimates only at SA2; Narre Warren suburb alone is ~27,689 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 12,168 to 15,484 over 24 years, averaging 1.0% per year.
Schools
8 in suburbSector
6 public · 2 private
Type
5 primary · 1 secondary · 2 special
Total enrolment
3,854
Avg per school
482
Government school catchment
Catchment data is not yet available for VIC.
Source when available: Victorian Department of Education / Vicmap School Zones.
Profile
Census snapshot
Housing
Public housing 1.9%Almost entirely detached houses (92.7%), mixed tenure (69.2% own or mortgage), built for families (54% are 3 bed).
Dwelling mix
Tenure
VIC 29%
Number of bedrooms
Bushfire risk
Source: VIC DTP Designated Bushfire Prone Area
As of Apr 2026
Overlap is the percentage of the suburb's land area inside the mapped bushfire polygons. Always verify the exact property address with the relevant authority before making decisions.
Flood risk
Source: VIC DTP Vicmap Planning Overlay (flood codes)
As of Apr 2026
Overlap is the percentage of the suburb's land area inside the mapped flood polygons. Always verify the exact property address with the relevant authority before making decisions.
Planning zones
15 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| GRZ1 | General Residential Zone Schedule 1Residential | 46.8% | 6.80 km² |
| ACZ2 | Activity Centre Zone Schedule 2Business | 9.4% | 1.36 km² |
| GRZ2 | General Residential Zone Schedule 2Residential | 8.4% | 1.21 km² |
| PUZ1 | Public Use Zone Schedule 1Special use | 7.8% | 1.13 km² |
| TRZ2 | TRZ2Special use | 7.5% | 1.10 km² |
| PPRZ | Public Park and Recreation ZoneRecreation | 6.6% | 0.96 km² |
| UFZ | Urban Floodway ZoneWaterway | 4.5% | 0.65 km² |
| RGZ1 | Residential Growth Zone Schedule 1Residential | 2.2% | 0.32 km² |
| IN3Z | Industrial 3 ZoneIndustrial | 2.0% | 0.28 km² |
| PUZ2 | Public Use Zone Schedule 2Special use | 1.5% | 0.22 km² |
| RGZ2 | Residential Growth Zone Schedule 2Residential | 1.4% | 0.20 km² |
| TRZ1 | TRZ1Special use | 1.2% | 0.18 km² |
| PUZ6 | Public Use Zone Schedule 6Special use | 0.5% | 0.07 km² |
| TRZ3 | TRZ3Special use | 0.2% | 0.03 km² |
| C1Z | Commercial 1 ZoneBusiness | 0.1% | 0.02 km² |
Source: VIC DTP Vicmap Planning Zones (ZONE_VIC/2026-04-29/08783d2926383881) · As of Apr 2026. Zone boundaries are amended periodically; verify the exact property with the relevant council before relying on permitted use.