Narre Warren South vs Narre Warren.
Comparing two suburbs with median house prices of $820,000 and $790,000. Narre Warren edges out on more headline metrics in this comparison.
Narre Warren (median $790,000) is roughly 4% cheaper to buy into than Narre Warren South ($820,000).
Narre Warren scores higher on walkability (0/100 vs 100/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Narre Warren South (1008) sits above Narre Warren (997). Narre Warren South skews owner-occupied (82%), Narre Warren runs more rental-dense (69% owner).
For buyers
Narre Warren is the lower entry point at $790,000 median, 4% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Narre Warren offers the higher gross rental yield (3.62% vs 2.41%), favouring cash-flow investors.
For families
Narre Warren South edges out on average school ICSEA (1008 vs 997). Narre Warren South also has a higher family-household share (89% vs 78%), so the catchment community skews family-heavy.
Common questions
Is Narre Warren South or Narre Warren cheaper to buy in?
Narre Warren has the lower median house price at $790,000, roughly 4% below Narre Warren South ($820,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Narre Warren South or Narre Warren have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Narre Warren South scores 1008 vs 997 in Narre Warren. 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, Narre Warren South or Narre Warren?
Narre Warren 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.
Which suburb has higher rental yield, Narre Warren South or Narre Warren?
Gross rental yield on houses is 3.62% in Narre Warren vs 2.41% in Narre Warren South. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
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