Nar Nar Goon vs Bayles

In both, the large majority of households own their home and the large majority of homes are detached houses. In Nar Nar Goon, about half of households are couple families. In Bayles, most households are couple families. On these figures, Bayles tends to suit 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

Nar Nar Goon

ahead on 2 of the 6 things we measure here

  • has more childcare (4 vs 1)
  • has more schools inside the suburb (3 vs 1)
  • But Bayles is already more of a family suburb (80% vs 66%)

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

First-home buyers

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs mortgage stress.

Renters

Nar Nar Goon

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (23% vs 11%)
  • has cheaper rent ($305/wk vs $425/wk)

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

Commuting to the city

Nar Nar Goon

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (58 min vs 65 min)
  • sits closer to the CBD (71.6 km vs 77 km)
  • But Bayles is more walkable (13/100 vs 0/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Bayles

ahead on the one thing that separates them

  • is more walkable (13/100 vs 0/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

Nar Nar Goon and Bayles drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Nar Nar Goon Bayles
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.

Nar Nar Goon Bayles
Walkability 0 / 13
Nar Nar Goon — Walkability: 0/100 Bayles — Walkability: 13/100
Safety 32 / 35
Nar Nar Goon — Safety: 32/100 Bayles — Safety: 35/100
Low fire risk 85 / 88
Nar Nar Goon — Low fire risk: 85/100 Bayles — Low fire risk: 88/100
Low flood risk 6 / 1
Nar Nar Goon — Low flood risk: 6/100 Bayles — Low flood risk: 1/100

Demographics

Nar Nar Goon has more residents (1,023 vs 445); Bayles rents higher ($425/wk vs $305/wk).

Nar Nar Goon Bayles
Population 1,023
+57% vs other
 445
Population trend (2016 → 2021) +1.1% -3.5%
Median age 41 42
Median household income $86,528/yr $98,644/yr
+14% vs other
Median weekly rent $305/wk $425/wk
+39% vs other

Age profile

Share of residents in each band, 2021 Census.

Nar Nar Goon Bayles
0-4 5.8% / 3.8%
Nar Nar Goon — 0-4: 5.8% Bayles — 0-4: 3.8%
5-14 12.6% / 14.8%
Nar Nar Goon — 5-14: 12.6% Bayles — 5-14: 14.8%
15-19 6.7% / 6.3%
Nar Nar Goon — 15-19: 6.7% Bayles — 15-19: 6.3%
20-24 5.4% / 5.4%
Nar Nar Goon — 20-24: 5.4% Bayles — 20-24: 5.4%
25-34 12.7% / 10.3%
Nar Nar Goon — 25-34: 12.7% Bayles — 25-34: 10.3%
35-44 11.0% / 12.8%
Nar Nar Goon — 35-44: 11.0% Bayles — 35-44: 12.8%
45-54 15.0% / 13.9%
Nar Nar Goon — 45-54: 15.0% Bayles — 45-54: 13.9%
55-64 16.7% / 13.7%
Nar Nar Goon — 55-64: 16.7% Bayles — 55-64: 13.7%
65-74 10.9% / 11.2%
Nar Nar Goon — 65-74: 10.9% Bayles — 65-74: 11.2%
75-84 2.6% / 7.2%
Nar Nar Goon — 75-84: 2.6% Bayles — 75-84: 7.2%
85+ 1.0% / —
Nar Nar Goon — 85+: 1.0% Bayles — 85+: not among its largest

Bars are drawn against the largest share shown (16.7%).

Who lives together

Household composition, 2021 Census.

Nar Nar Goon 49.1% couple families
Nar Nar Goon — Couple Families: 49.1% Nar Nar Goon — Lone Person: 28.3% Nar Nar Goon — One Parent Families: 17.0% Nar Nar Goon — Group Household: 3.4% Nar Nar Goon — Other Families: 2.3%
Bayles 64.3% couple families
Bayles — Couple Families: 64.3% Bayles — Lone Person: 20.4% Bayles — One Parent Families: 15.3% Bayles — Group Household: 0.0% Bayles — Other Families: 0.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Nar Nar Goon 22.8% renting
Nar Nar Goon — Owned Outright: 36.9% Nar Nar Goon — Mortgage: 40.2% Nar Nar Goon — Renting: 22.8%
Bayles 10.9% renting
Bayles — Owned Outright: 40.9% Bayles — Mortgage: 48.2% Bayles — Renting: 10.9%
Owned outright Mortgage Renting

Qualifications

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

Nar Nar Goon Bayles
Certificate III & IV 22.2% / 20.0%
Nar Nar Goon — Certificate III & IV: 22.2% Bayles — Certificate III & IV: 20.0%
Bachelor Degree 6.7% / 7.6%
Nar Nar Goon — Bachelor Degree: 6.7% Bayles — Bachelor Degree: 7.6%
Advanced Diploma / Diploma 6.1% / 6.3%
Nar Nar Goon — Advanced Diploma / Diploma: 6.1% Bayles — Advanced Diploma / Diploma: 6.3%
Graduate Diploma / Certificate 0.5% / 0.9%
Nar Nar Goon — Graduate Diploma / Certificate: 0.5% Bayles — Graduate Diploma / Certificate: 0.9%
Postgraduate Degree 0.6% / —
Nar Nar Goon — Postgraduate Degree: 0.6% Bayles — Postgraduate Degree: not among its largest

Bars are drawn against the largest share shown (22.2%).

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.

Nar Nar Goon Bayles
England 3.8% / 4.3%
Nar Nar Goon — England: 3.8% Bayles — England: 4.3%
New Zealand 1.4% / 1.8%
Nar Nar Goon — New Zealand: 1.4% Bayles — New Zealand: 1.8%
India 1.8% / —
Nar Nar Goon — India: 1.8% Bayles — India: not among its largest
Netherlands 0.9% / 0.9%
Nar Nar Goon — Netherlands: 0.9% Bayles — Netherlands: 0.9%
Nepal — / 0.9%
Nar Nar Goon — Nepal: not among its largest Bayles — Nepal: 0.9%
China — / 0.7%
Nar Nar Goon — China: not among its largest Bayles — China: 0.7%
Germany 0.5% / —
Nar Nar Goon — Germany: 0.5% Bayles — Germany: not among its largest

Bars are drawn against the largest share shown (4.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Nar Nar Goon 98.3% houses
Nar Nar Goon — Houses: 98.3% Nar Nar Goon — Townhouses: 0.9% Nar Nar Goon — Flats / Apartments: 0.9%
Bayles 97.3% houses
Bayles — Houses: 97.3% Bayles — Townhouses: 2.0% Bayles — Flats / Apartments: 0.7%
Houses Townhouses Flats / Apartments

Property market

Nar Nar Goon Bayles
Median house price $635,000 —
Median unit price $565,000 —
Median land price $420,000 —
Typical days to sell (houses) 35 days
from 11 sales
 —

Zoning mix

Nar Nar Goon has more rural and farming land (70% vs 48%).

Nar Nar Goon Bayles
Rural and farming 70% 48%
Other and special use 20% 45%
Infrastructure and transport 4% 6%
Residential 6% 0%
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

Nar Nar Goon Bayles
New dwellings approved 1,323
across Cardinia
same for both
Approvals change year on year +13%
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.

Nar Nar Goon Bayles
Houses 3.7%
$640/wk on $890K
 —
Units —
same for both

Ranking within VIC

Nar Nar Goon Bayles
House price —
same for both
Income Higher than 56% of VIC Higher than 71% of VIC
Schools Higher than 2% of VIC —
Walkability Higher than 7% of VIC Higher than 74% of VIC
Affordability —
same for both
EV adoption Higher than 36% of VIC Higher than 24% of VIC
NBN connectivity Higher than 72% of VIC Higher than 51% of VIC
Rental yield (houses) Higher than 50% of VIC —

Liveability

Bayles is more walkable (13 vs 0).

Nar Nar Goon Bayles
Grade D —
Score 22/100 —
Socio-economic band mid-range socio-economic
decile 4/10
 mid-range socio-economic
decile 6/10

Risk profile

Nar Nar Goon Bayles
Bushfire Low
15/100
 Low
12/100
Crime Moderate
68/100
 Moderate
65/100
Flood High
94/100
 High
99/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
 0
within 5 km

Schools

Nar Nar Goon Bayles
Inside the suburb 3 1
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 2 0

Schools in Nar Nar Goon

  • Nar Nar Goon Primary School Government · Primary below peers
  • St James School Catholic · Primary below peers
  • Chairo Christian School - Pakenham Campus Independent · Combined

Schools in Bayles

  • Bayles Regional Primary School Government · Primary at peers

Amenities in the suburb

Nar Nar Goon Bayles
Cafes & restaurants 1 0
Parks & reserves 1
same for both
Childcare 4 1
GPs 1 0
Banks & Bank@Post 1
same for both
Waterways 2
same for both

Mobility

Bayles sits further from the CBD (77 km vs 71.6 km).

Nar Nar Goon Bayles
Walkability score 0/100 13/100
Distance to Melbourne 71.6 km 77 km
+8% vs other
Drive time (normal traffic) 58 min 65 min
Electric vehicle share 0.4%
postcode 3812
 0.3%
postcode 3981
Rooftop solar per 100 dwellings 68
postcode 3812
 51
postcode 3981

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.

Nar Nar Goon Bayles
Car (driver) 65.9% / 61.8%
Nar Nar Goon — Car (driver): 65.9% Bayles — Car (driver): 61.8%
Worked from Home 25.3% / 29.1%
Nar Nar Goon — Worked from Home: 25.3% Bayles — Worked from Home: 29.1%
Car (passenger) 4.2% / 6.5%
Nar Nar Goon — Car (passenger): 4.2% Bayles — Car (passenger): 6.5%
Walked Only 2.2% / 2.5%
Nar Nar Goon — Walked Only: 2.2% Bayles — Walked Only: 2.5%
Train 2.4% / —
Nar Nar Goon — Train: 2.4% Bayles — Train: not among its largest

Bars are drawn against the largest share shown (65.9%).

Setting

Nar Nar Goon Bayles
Elevation 22 m
above sea level, at the suburb centre
 14 m
above sea level, at the suburb centre
Distance to the ocean 15.9 km 10.3 km

NBN connectivity

Nar Nar Goon Bayles
Connectivity score 31/100 30/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 1%
416 premises
 0%
178 premises

Climate

Nar Nar Goon Bayles
Annual rainfall 1,350 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Nar Nar Goon Bayles
Average residential rate $1,880/yr
same for both
Council Cardinia
same for both

Federal electorate

Nar Nar Goon Bayles
Division La Trobe
same for both
Member Jason Wood
same for both
Party Liberal
same for both

First Home Owner Grant

Nar Nar Goon Bayles
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Nar Nar Goon

Rural Trains

Bayles

Rural

More comparisons

Other comparisons with Nar Nar Goon

Nar Nar Goon vs Pakenham Nar Nar Goon vs Nar Nar Goon North Nar Nar Goon vs Tynong Nar Nar Goon vs Tynong North Nar Nar Goon vs Pakenham South Nar Nar Goon vs Cora Lynn

Other comparisons with Bayles

Bayles vs Koo Wee Rup Bayles vs Catani Bayles vs Yannathan Bayles vs Cora Lynn Bayles vs Monomeith
Full data on Nar Nar Goon Full data on Bayles
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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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