Narre Warren vs Berwick.
Comparing two suburbs with median house prices of $790,000 and $870,000.
Narre Warren (median $790,000) is roughly 9% cheaper to buy into than Berwick ($870,000).
On school quality, the average ICSEA across schools serving Berwick (1046) sits above Narre Warren (997).
For buyers
Narre Warren is the lower entry point at $790,000 median, 9% 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 3.59%), favouring cash-flow investors.
For families
Berwick edges out on average school ICSEA (1046 vs 997).
Common questions
Is Narre Warren or Berwick cheaper to buy in?
Narre Warren has the lower median house price at $790,000, roughly 9% below Berwick ($870,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Narre Warren or Berwick have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Berwick scores 1046 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 suburb has higher rental yield, Narre Warren or Berwick?
Gross rental yield on houses is 3.62% in Narre Warren vs 3.59% in Berwick. 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).
Compare Narre Warren against another suburb