Beaconsfield vs Narre Warren South
Narre Warren South (median $820,000) is roughly 15% cheaper to buy into than Beaconsfield ($960,000).
Buying in Beaconsfield or Narre Warren South?
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Beaconsfield and Narre Warren South side by side
| Measure | Beaconsfield | Narre Warren South |
|---|---|---|
| Price and market | ||
| Median house | $960,000 | $820,000 |
| Median unit | $540,000 | $672,500 |
| Renting | ||
| Owner occupied | – | 82.0% |
| Renter occupied | – | 17.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1066 | 1008 |
| Lifestyle and people | ||
| Walk score | 100 | 0 |
| Transit score | 60 | 0 |
| Bike score | 100 | 100 |
| Population | – | 30,909 |
| Median age | – | 34 |
| Climate | ||
| Annual rainfall | 863 mm | 820 mm |
| Mean max, January | 26.2°C | 26.2°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Beaconsfield scores higher on walkability (100/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Beaconsfield (1066) sits above Narre Warren South (1008).
- For buyers
- Narre Warren South is the lower entry point at $820,000 median, 15% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Rental or growth data is incomplete for one or both suburbs. Look at the full investor view on each suburb profile for a complete picture.
- For families
- Beaconsfield edges out on average school ICSEA (1066 vs 1008).
Beaconsfield vs Narre Warren South: common questions
Is Beaconsfield or Narre Warren South cheaper to buy in?
Narre Warren South has the lower median house price at $820,000, roughly 15% below Beaconsfield ($960,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Beaconsfield or Narre Warren South have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Beaconsfield scores 1066 vs 1008 in Narre Warren South. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, Beaconsfield or Narre Warren South?
Beaconsfield scores 100/100 on walkability vs 0/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Keep comparing
The two suburbs
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