Hallam vs Narre Warren North

Hallam is the younger of the two, with a median age of 36 against 42 in Narre Warren North. In both, most households own their home and the large majority of homes are detached houses. In Hallam, about half of households are couple families. In Narre Warren North, the large majority of households are couple families. Houses cost more in Narre Warren North: a median of $1.62 million, against $800,000 in Hallam, and rent is higher there too. On these figures, Hallam tends to suit buyers on a tighter budget, while Narre Warren North suits couples.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Narre Warren North

ahead on 5 of the 6 things we measure here

  • has more schools inside the suburb (5 vs 2)
  • carries lower crime risk (49/100 vs 88/100)
  • has more childcare (9 vs 6)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Hallam

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($800,000 vs $1,620,000)
  • has cheaper land ($765,000 vs $1,070,000)
  • But Narre Warren North leaves households under less mortgage stress (19% vs 26%)

Weighs house prices, land prices, and mortgage stress.

Renters

Hallam

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (27% vs 4%)
  • has cheaper rent ($361/wk vs $410/wk)
  • But Narre Warren North leaves renters under less rental stress (16% vs 24%)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Hallam

ahead on the one thing that separates them

  • is more walkable (76/100 vs 60/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Hallam

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (22% vs 1%)
  • has more GPs (3 vs 1)
  • is more walkable (76/100 vs 60/100)
  • But Narre Warren North carries lower crime risk (49/100 vs 88/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Hallam

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.0% vs 3.1%)

Weighs house yield and population growth.

Where they sit

Hallam and Narre Warren North drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Hallam Narre Warren North
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Hallam Narre Warren North
Walkability 76 / 60
Hallam — Walkability: 76/100 Narre Warren North — Walkability: 60/100
Safety 12 / 51
Hallam — Safety: 12/100 Narre Warren North — Safety: 51/100
Low fire risk 100 / 29
Hallam — Low fire risk: 100/100 Narre Warren North — Low fire risk: 29/100
Low flood risk 43 / 48
Hallam — Low flood risk: 43/100 Narre Warren North — Low flood risk: 48/100

Demographics

Narre Warren North has higher household incomes ($136,968 vs $77,428); Hallam has more residents (11,355 vs 8,033).

Hallam Narre Warren North
Population 11,355
+29% vs other
 8,033
Population trend (2016 → 2021) +4.6% +4.7%
Median age 36 42
Median household income $77,428/yr $136,968/yr
+77% vs other
Median weekly rent $361/wk $410/wk
+14% vs other

Age profile

Share of residents in each band, 2021 Census.

Hallam Narre Warren North
0-4 6.6% / 4.3%
Hallam — 0-4: 6.6% Narre Warren North — 0-4: 4.3%
5-14 13.0% / 13.2%
Hallam — 5-14: 13.0% Narre Warren North — 5-14: 13.2%
15-19 5.8% / 8.0%
Hallam — 15-19: 5.8% Narre Warren North — 15-19: 8.0%
20-24 6.9% / 7.9%
Hallam — 20-24: 6.9% Narre Warren North — 20-24: 7.9%
25-34 15.2% / 9.1%
Hallam — 25-34: 15.2% Narre Warren North — 25-34: 9.1%
35-44 12.8% / 10.2%
Hallam — 35-44: 12.8% Narre Warren North — 35-44: 10.2%
45-54 11.4% / 15.4%
Hallam — 45-54: 11.4% Narre Warren North — 45-54: 15.4%
55-64 12.1% / 15.1%
Hallam — 55-64: 12.1% Narre Warren North — 55-64: 15.1%
65-74 8.8% / 9.8%
Hallam — 65-74: 8.8% Narre Warren North — 65-74: 9.8%
75-84 4.8% / 4.6%
Hallam — 75-84: 4.8% Narre Warren North — 75-84: 4.6%
85+ 2.6% / 2.2%
Hallam — 85+: 2.6% Narre Warren North — 85+: 2.2%

Bars are drawn against the largest share shown (15.4%).

Who lives together

Household composition, 2021 Census.

Hallam 52.1% couple families
Hallam — Couple Families: 52.1% Hallam — Lone Person: 24.7% Hallam — One Parent Families: 17.5% Hallam — Group Household: 4.2% Hallam — Other Families: 1.6%
Narre Warren North 76.4% couple families
Narre Warren North — Couple Families: 76.4% Narre Warren North — Lone Person: 10.6% Narre Warren North — One Parent Families: 10.1% Narre Warren North — Group Household: 1.6% Narre Warren North — Other Families: 1.3%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Hallam 26.9% renting
Hallam — Owned Outright: 30.2% Hallam — Mortgage: 42.9% Hallam — Renting: 26.9%
Narre Warren North 4.1% renting
Narre Warren North — Owned Outright: 42.2% Narre Warren North — Mortgage: 53.7% Narre Warren North — Renting: 4.1%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Hallam Narre Warren North
Certificate III & IV 11.1% / 14.4%
Hallam — Certificate III & IV: 11.1% Narre Warren North — Certificate III & IV: 14.4%
Bachelor Degree 10.1% / 12.7%
Hallam — Bachelor Degree: 10.1% Narre Warren North — Bachelor Degree: 12.7%
Advanced Diploma / Diploma 7.7% / 8.3%
Hallam — Advanced Diploma / Diploma: 7.7% Narre Warren North — Advanced Diploma / Diploma: 8.3%
Postgraduate Degree 3.2% / 3.3%
Hallam — Postgraduate Degree: 3.2% Narre Warren North — Postgraduate Degree: 3.3%
Graduate Diploma / Certificate 1.0% / 1.6%
Hallam — Graduate Diploma / Certificate: 1.0% Narre Warren North — Graduate Diploma / Certificate: 1.6%

Bars are drawn against the largest share shown (14.4%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Hallam Narre Warren North
Afghanistan 10.4% / 2.5%
Hallam — Afghanistan: 10.4% Narre Warren North — Afghanistan: 2.5%
India 4.9% / 2.3%
Hallam — India: 4.9% Narre Warren North — India: 2.3%
Sri Lanka 4.5% / 1.9%
Hallam — Sri Lanka: 4.5% Narre Warren North — Sri Lanka: 1.9%
England 1.5% / 2.8%
Hallam — England: 1.5% Narre Warren North — England: 2.8%
China 1.5% / 2.6%
Hallam — China: 1.5% Narre Warren North — China: 2.6%
New Zealand 2.1% / 0.8%
Hallam — New Zealand: 2.1% Narre Warren North — New Zealand: 0.8%
Pakistan 2.2% / —
Hallam — Pakistan: 2.2% Narre Warren North — Pakistan: not among its largest

Bars are drawn against the largest share shown (10.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Hallam 77.6% houses
Hallam — Houses: 77.6% Hallam — Townhouses: 20.9% Hallam — Flats / Apartments: 1.5%
Narre Warren North 99.0% houses
Narre Warren North — Houses: 99.0% Narre Warren North — Townhouses: 0.8% Narre Warren North — Flats / Apartments: 0.2%
Houses Townhouses Flats / Apartments

Property market

Hallam Narre Warren North
Median house price $800,000 $1,620,000
Median unit price $572,150 —
Median land price $765,000 $1,070,000
Typical days to sell (houses) 32 days
from 59 sales
 36 days
from 59 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Hallam Narre Warren North
3 bed $750K / $1.27M
Hallam — 3 bed: $750K (73 sales) Narre Warren North — 3 bed: $1.27M (8 sales)

73 vs 8 sales

4 bed $851K / $1.56M
Hallam — 4 bed: $851K (48 sales) Narre Warren North — 4 bed: $1.56M (44 sales)

48 vs 44 sales

5 bed $945K / $1.93M
Hallam — 5 bed: $945K (16 sales) Narre Warren North — 5 bed: $1.93M (22 sales)

16 vs 22 sales

Zoning mix

Narre Warren North has more rural and farming land (41% vs 0%); Hallam has more industrially zoned land (40% vs 0%).

Hallam Narre Warren North
Residential 41% 45%
Rural and farming 0% 41%
Industrial 40% 0%
Infrastructure and transport 13% 8%
Parks and recreation 5% 6%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Hallam Narre Warren North
New dwellings approved 3,412
across Casey
same for both
Approvals change year on year -15%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Hallam Narre Warren North
Houses 4.0%
$600/wk on $788K
 3.1%
$1,100/wk on $1.87M
Units 5.1%
$562/wk on $578K
 —

Ranking within VIC

Hallam Narre Warren North
House price Higher than 51% of VIC Higher than 87% of VIC
Income Higher than 45% of VIC Higher than 96% of VIC
Schools — Higher than 50% of VIC
Walkability Higher than 92% of VIC Higher than 87% of VIC
Affordability Higher than 41% of VIC Higher than 35% of VIC
EV adoption Higher than 72% of VIC Higher than 86% of VIC
NBN connectivity Higher than 96% of VIC Higher than 93% of VIC
Rental yield (houses) Higher than 66% of VIC Higher than 16% of VIC
Rental yield (units) Higher than 64% of VIC —

Liveability

Hallam is more walkable (76 vs 60); Narre Warren North scores higher overall (51 vs 42).

Hallam Narre Warren North
Grade C B
Score 42/100 51/100
Socio-economic band below-average income
decile 2/10
 very advantaged area
decile 9/10

Risk profile

Narre Warren North carries more bushfire risk (71 vs 0); Hallam carries more crime risk (88 vs 49).

Hallam Narre Warren North
Bushfire None
0/100
 High
71/100
Crime High
88/100
 Moderate
49/100
Flood Moderate
57/100
 Moderate
52/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 20
within 5 km
 2
within 5 km

Schools

Hallam Narre Warren North
Inside the suburb 2 5
Rated above peers 1
same for both
Rated at peers 0 3
Rated below peers 1
same for both
Universities within 10 km 1
Federation University Berwick, 7.8 km
 1
Federation University Berwick, 7.1 km
Full-time students aged 15–24 2.2% 3.5%

Schools in Hallam

  • Hallam Primary School Government · Primary above peers
  • Hallam Secondary College Government · Secondary below peers

Schools in Narre Warren North

  • Narre Warren North Primary School Government · Primary above peers
  • Harkaway Hills College Independent · Combined at peers
  • Lysterfield Lake College Independent · Combined at peers
  • Mary MacKillop School Catholic · Primary at peers
  • Sidrah Gardens School Independent · Primary below peers

Amenities in the suburb

Hallam Narre Warren North
Supermarkets 1
same for both
Cafes & restaurants 9 3
Parks & reserves 16 18
Childcare 6 9
GPs 3 1
Pharmacies 3 0
Banks & Bank@Post 1
same for both
Fuel stations 4 2
Waterways 5 18

Mobility

Hallam Narre Warren North
Walkability score 76/100 60/100
Distance to Melbourne 39.8 km 40 km
Drive time (normal traffic) 38 min 40 min
Public transport score 79/100
Rail · Bus
 78/100
Bus
Peak arrivals per hour 152.5
7-9am + 5-7pm
 35.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.9%
postcode 3803
 1.4%
postcode 3804
Rooftop solar per 100 dwellings 49
postcode 3803
 61
postcode 3804

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Hallam Narre Warren North
Car (driver) 72.0% / 68.2%
Hallam — Car (driver): 72.0% Narre Warren North — Car (driver): 68.2%
Worked from Home 16.9% / 26.2%
Hallam — Worked from Home: 16.9% Narre Warren North — Worked from Home: 26.2%
Car (passenger) 5.9% / 4.1%
Hallam — Car (passenger): 5.9% Narre Warren North — Car (passenger): 4.1%
Train 2.9% / 0.9%
Hallam — Train: 2.9% Narre Warren North — Train: 0.9%
Bus 1.4% / 0.1%
Hallam — Bus: 1.4% Narre Warren North — Bus: 0.1%
Walked Only 0.8% / 0.5%
Hallam — Walked Only: 0.8% Narre Warren North — Walked Only: 0.5%

Bars are drawn against the largest share shown (72.0%).

Setting

Hallam Narre Warren North
Elevation 55 m
above sea level, at the suburb centre
 80 m
above sea level, at the suburb centre
Distance to the ocean 14.6 km 19.2 km

NBN connectivity

Hallam Narre Warren North
Connectivity score 90/100 84/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 52%
5,524 premises
 58%
2,802 premises

Climate

Hallam Narre Warren North
Annual rainfall 781 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Hallam Narre Warren North
PM2.5 6.3 µg/m³
same for both
PM10 20.8 µg/m³
same for both
NO₂ 0.98 pphm
same for both

Council rates

Hallam Narre Warren North
Average residential rate $1,767/yr
same for both
Council Casey
same for both

Federal electorate

Hallam Narre Warren North
Division Bruce
same for both
Member Julian Hill
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Hallam Narre Warren North
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Hallam

Multicultural Outer Parks Townhouses

Narre Warren North

Acreage Outer Parks Premium Quiet

More comparisons

Other comparisons with Hallam

Hallam vs Narre Warren Hallam vs Hampton Park Hallam vs Endeavour Hills Hallam vs Doveton Hallam vs Eumemmerring Hallam vs Dandenong South

Other comparisons with Narre Warren North

Narre Warren North vs Berwick Narre Warren North vs Narre Warren Narre Warren North vs Endeavour Hills Narre Warren North vs Lysterfield Narre Warren North vs Harkaway Narre Warren North vs Lysterfield South
Full data on Hallam Full data on Narre Warren North
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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