Narre Warren Property Market Overview (2026)
Narre Warren sits in the affordable outer-suburban market. This is value territory. Prices are lower than inner Melbourne because the suburb is still developing its amenity base, but growth corridors tend to appreciate as infrastructure catches up.
Population: 27,689 (ABS Census 2021)
Price Estimates
| Property Type | Estimated Median | Monthly Mortgage (est.)* |
|---|---|---|
| House | $550K–$850K | $2,200–$3,400 |
| Unit/Apartment | $350K–$500K | $2,000–$3,000 |
Estimates based on Narre Warren’s market positioning. Mortgage estimates assume 20% deposit, 6.5% variable rate, 30-year term. For current sales data, check REIV or Domain.
What Drives Property Value in Narre Warren
Property prices in any suburb reflect three things: what is already there, what is coming, and how easy it is to get to the CBD. Here is how Narre Warren stacks up:
| Amenity Factor | Narre Warren | Impact on Value |
|---|---|---|
| Schools | 10 | Strong — school zones drive family demand |
| Parks | 32 | High — green space is a premium driver |
| Dining & Cafes | 6 | Developing |
| Medical | 8 | Strong — healthcare proximity matters |
| Supermarkets | 0 | None — drives value down |
| Gyms & Fitness | 6 | Active lifestyle suburb |
Total amenity score: 78. Solid infrastructure that supports steady demand.
Schools (Key Value Driver)
Narre Warren has 10 schools — school zone boundaries are one of the strongest price drivers in Melbourne property:
| School | Address |
|---|---|
| Fleetwood Primary School | 97 Fleetwood Drive |
| Timbarra P–9 College | 159-197 Parkhill Drive |
| Don Bosco Primary School | 496-502 Princes Highway |
| Fountain Gate Secondary College | 45 Josephine Avenue |
| Fountain Gate Primary School | 7-21 Prospect Hill Road |
| Maramba Primary School | 59-87 Maramba Drive |
| Berwick Lodge Primary School | 139-145 Mansfield Street |
| Oatlands Primary School | 79-93 Kurrajong Road |
Check zone boundaries at findmyschool.vic.gov.au.
Rental Market
| Unit Type | Weekly Rent (est.) |
|---|---|
| 1 Bedroom | $260–$360 |
| 2 Bedroom | $350–$450 |
| 3 Bedroom | $450–$600 |
Rental yield estimate: 4.5–5.5% (higher yields in more affordable suburbs).
See our detailed Cost of Living Guide for full cost breakdown.
Before You Buy in Narre Warren
- Check school zones — findmyschool.vic.gov.au determines your designated school
- Review planning overlays — heritage, flood, bushfire at your local council
- Check flood risk — planning.vic.gov.au
- Attend auctions — quoted ranges in Narre Warren are guides, not guarantees
- Get a building inspection — non-negotiable for any house purchase
- Talk to locals — knock on a neighbour’s door. They will tell you what agents won’t
Key Links for Narre Warren Property Research
- Domain — current listings and recent sales
- realestate.com.au — price history and suburb profiles
- REIV — quarterly median prices (the official data)
- ABS Census — population and demographic data
Related Guides
- Best Restaurants in Narre Warren
- Best Cafes in Narre Warren
- Best Bars in Narre Warren
- Cost of Living in Narre Warren
- Narre Warren Neighbourhood Guide
- Family Guide to Narre Warren
- Is Narre Warren Safe?
- Narre Warren Transport Guide
Last updated: March 2026. This guide is refreshed when OpenStreetMap data changes — new openings, closures and corrections are reflected automatically. Found something wrong? Let us know.
Sources
- OpenStreetMap Contributors — openstreetmap.org — accessed March 2026
- ABS Census 2021 — abs.gov.au/census
- REIV Quarterly Median Prices — reiv.com.au
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