Narre Warren East vs Beaconsfield Upper

In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Narre Warren East: a median of $1.75 million, against $1.32 million in Beaconsfield Upper, and rent is higher there too. Narre Warren East is closer to the city centre: 43.5 km, against 55.4 km. On these figures, Beaconsfield Upper tends to suit families with children and buyers on a tighter budget.

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

Beaconsfield Upper

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (9 vs 1)
  • has more childcare (4 vs 1)
  • carries lower crime risk (24/100 vs 59/100)

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

First-home buyers

Beaconsfield Upper

ahead on 2 of the 2 things we measure here

  • leaves households under less mortgage stress (19% vs 25%)
  • has cheaper houses ($1,322,500 vs $1,750,000)

Weighs house prices and mortgage stress.

Renters

Beaconsfield Upper

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (13% vs 22%)
  • has cheaper rent ($368/wk vs $565/wk)

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

Commuting to the city

Narre Warren East

ahead on 2 of the 3 things we measure here

  • sits closer to the CBD (43.5 km vs 55.4 km)
  • has a shorter drive in (46 min vs 54 min)
  • But Beaconsfield Upper is more walkable (32/100 vs 20/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Beaconsfield Upper

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (24/100 vs 59/100)
  • is more walkable (32/100 vs 20/100)

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

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

Narre Warren East Beaconsfield Upper
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.

Narre Warren East Beaconsfield Upper
Walkability 20 / 32
Narre Warren East — Walkability: 20/100 Beaconsfield Upper — Walkability: 32/100
Safety 41 / 76
Narre Warren East — Safety: 41/100 Beaconsfield Upper — Safety: 76/100
Low fire risk 21 / 32
Narre Warren East — Low fire risk: 21/100 Beaconsfield Upper — Low fire risk: 32/100
Low flood risk 51 / 78
Narre Warren East — Low flood risk: 51/100 Beaconsfield Upper — Low flood risk: 78/100

Demographics

Beaconsfield Upper has more residents (2,997 vs 434); Narre Warren East rents higher ($565/wk vs $368/wk).

Narre Warren East Beaconsfield Upper
Population 434 2,997
+591% vs other
Population trend (2016 → 2021) +3.6% +4.8%
Median age 42
same for both
Median household income $132,600/yr $143,260/yr
+8% vs other
Median weekly rent $565/wk
+35% vs other
 $368/wk

Age profile

Share of residents in each band, 2021 Census.

Narre Warren East Beaconsfield Upper
0-4 2.3% / 5.0%
Narre Warren East — 0-4: 2.3% Beaconsfield Upper — 0-4: 5.0%
5-14 13.1% / 15.5%
Narre Warren East — 5-14: 13.1% Beaconsfield Upper — 5-14: 15.5%
15-19 6.7% / 8.1%
Narre Warren East — 15-19: 6.7% Beaconsfield Upper — 15-19: 8.1%
20-24 8.5% / 5.4%
Narre Warren East — 20-24: 8.5% Beaconsfield Upper — 20-24: 5.4%
25-34 11.5% / 6.7%
Narre Warren East — 25-34: 11.5% Beaconsfield Upper — 25-34: 6.7%
35-44 12.4% / 12.9%
Narre Warren East — 35-44: 12.4% Beaconsfield Upper — 35-44: 12.9%
45-54 14.7% / 15.3%
Narre Warren East — 45-54: 14.7% Beaconsfield Upper — 45-54: 15.3%
55-64 16.1% / 15.0%
Narre Warren East — 55-64: 16.1% Beaconsfield Upper — 55-64: 15.0%
65-74 9.0% / 10.0%
Narre Warren East — 65-74: 9.0% Beaconsfield Upper — 65-74: 10.0%
75-84 3.9% / 4.5%
Narre Warren East — 75-84: 3.9% Beaconsfield Upper — 75-84: 4.5%
85+ 1.6% / 1.3%
Narre Warren East — 85+: 1.6% Beaconsfield Upper — 85+: 1.3%

Bars are drawn against the largest share shown (16.1%).

Who lives together

Household composition, 2021 Census.

Narre Warren East 71.9% couple families
Narre Warren East — Couple Families: 71.9% Narre Warren East — Lone Person: 15.6% Narre Warren East — One Parent Families: 12.5% Narre Warren East — Group Household: 0.0% Narre Warren East — Other Families: 0.0%
Beaconsfield Upper 75.5% couple families
Beaconsfield Upper — Couple Families: 75.5% Beaconsfield Upper — Lone Person: 14.8% Beaconsfield Upper — One Parent Families: 7.7% Beaconsfield Upper — Group Household: 1.1% Beaconsfield Upper — Other Families: 0.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Narre Warren East 8.1% renting
Narre Warren East — Owned Outright: 50.8% Narre Warren East — Mortgage: 41.1% Narre Warren East — Renting: 8.1%
Beaconsfield Upper 4.0% renting
Beaconsfield Upper — Owned Outright: 39.8% Beaconsfield Upper — Mortgage: 56.3% Beaconsfield Upper — Renting: 4.0%
Owned outright Mortgage Renting

Qualifications

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

Narre Warren East Beaconsfield Upper
Certificate III & IV 17.7% / 16.5%
Narre Warren East — Certificate III & IV: 17.7% Beaconsfield Upper — Certificate III & IV: 16.5%
Bachelor Degree 15.2% / 12.4%
Narre Warren East — Bachelor Degree: 15.2% Beaconsfield Upper — Bachelor Degree: 12.4%
Advanced Diploma / Diploma 8.3% / 9.0%
Narre Warren East — Advanced Diploma / Diploma: 8.3% Beaconsfield Upper — Advanced Diploma / Diploma: 9.0%
Graduate Diploma / Certificate 3.5% / 1.8%
Narre Warren East — Graduate Diploma / Certificate: 3.5% Beaconsfield Upper — Graduate Diploma / Certificate: 1.8%
Postgraduate Degree 1.2% / 3.5%
Narre Warren East — Postgraduate Degree: 1.2% Beaconsfield Upper — Postgraduate Degree: 3.5%

Bars are drawn against the largest share shown (17.7%).

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.

Narre Warren East Beaconsfield Upper
England 2.1% / 4.2%
Narre Warren East — England: 2.1% Beaconsfield Upper — England: 4.2%
China 3.0% / —
Narre Warren East — China: 3.0% Beaconsfield Upper — China: not among its largest
South Africa 0.9% / 0.6%
Narre Warren East — South Africa: 0.9% Beaconsfield Upper — South Africa: 0.6%
Italy 1.4% / —
Narre Warren East — Italy: 1.4% Beaconsfield Upper — Italy: not among its largest
Canada 1.4% / —
Narre Warren East — Canada: 1.4% Beaconsfield Upper — Canada: not among its largest
Scotland 0.9% / 0.4%
Narre Warren East — Scotland: 0.9% Beaconsfield Upper — Scotland: 0.4%
India 0.9% / 0.3%
Narre Warren East — India: 0.9% Beaconsfield Upper — India: 0.3%
New Zealand — / 0.9%
Narre Warren East — New Zealand: not among its largest Beaconsfield Upper — New Zealand: 0.9%
Netherlands — / 0.6%
Narre Warren East — Netherlands: not among its largest Beaconsfield Upper — Netherlands: 0.6%

Bars are drawn against the largest share shown (4.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Narre Warren East 98.5% houses
Narre Warren East — Houses: 98.5% Narre Warren East — Flats / Apartments: 1.5%
Beaconsfield Upper 99.9% houses
Beaconsfield Upper — Houses: 99.9% Beaconsfield Upper — Flats / Apartments: 0.1%
Houses Flats / Apartments

Property market

Narre Warren East Beaconsfield Upper
Median house price $1,750,000 $1,322,500
Median unit price —
same for both
Median land price — $1,155,500
Typical days to sell (houses) — 37 days
from 14 sales

Zoning mix

Narre Warren East has more rural and farming land (86% vs 31%); Beaconsfield Upper has more land zoned for conservation (58% vs 5%).

Narre Warren East Beaconsfield Upper
Rural and farming 86% 31%
Environmental 5% 58%
Infrastructure and transport 7% 4%
Residential 0% 4%
Parks and recreation 3%
same for both
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

Narre Warren East Beaconsfield Upper
New dwellings approved 416
across Yarra Ranges
 1,323
across Cardinia
Approvals change year on year -57% +13%

Ranking within VIC

Narre Warren East Beaconsfield Upper
House price — Higher than 73% of VIC
Income Higher than 95% of VIC Higher than 97% of VIC
Schools —
same for both
Walkability Higher than 79% of VIC Higher than 83% of VIC
Affordability — Higher than 71% of VIC
EV adoption Higher than 86% of VIC Higher than 81% of VIC
NBN connectivity Higher than 56% of VIC Higher than 80% of VIC

Liveability

Beaconsfield Upper is more walkable (32 vs 20).

Narre Warren East Beaconsfield Upper
Grade — B
Score — 67/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Narre Warren East carries more crime risk (59 vs 24); Narre Warren East carries more flood risk (49 vs 22).

Narre Warren East Beaconsfield Upper
Bushfire High
79/100
 Moderate
68/100
Crime Moderate
59/100
 Low
24/100
Flood Moderate
49/100
 Low
22/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Narre Warren East Beaconsfield Upper
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 0
same for both
Universities within 10 km 1
Federation University Berwick, 8.6 km
 1
Federation University Berwick, 8.1 km
Full-time students aged 15–24 2.5% 2.2%

Schools in Narre Warren East

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Beaconsfield Upper

  • Beaconsfield Upper Primary School Government · Primary at peers

Amenities in the suburb

Narre Warren East Beaconsfield Upper
Supermarkets 0 1
Cafes & restaurants 0 3
Parks & reserves 1 9
Childcare 1 4
GPs 0 1
Pharmacies 0 1
Banks & Bank@Post 0 1
Waterways 4 22

Mobility

Beaconsfield Upper sits further from the CBD (55.4 km vs 43.5 km).

Narre Warren East Beaconsfield Upper
Walkability score 20/100 32/100
Distance to Melbourne 43.5 km 55.4 km
+27% vs other
Drive time (normal traffic) 46 min 54 min
Electric vehicle share 1.4%
postcode 3804
 1.2%
postcode 3808
Rooftop solar per 100 dwellings 61
postcode 3804
 56
postcode 3808

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.

Narre Warren East Beaconsfield Upper
Car (driver) 65.4% / 64.4%
Narre Warren East — Car (driver): 65.4% Beaconsfield Upper — Car (driver): 64.4%
Worked from Home 29.3% / 29.9%
Narre Warren East — Worked from Home: 29.3% Beaconsfield Upper — Worked from Home: 29.9%
Car (passenger) 3.8% / 4.1%
Narre Warren East — Car (passenger): 3.8% Beaconsfield Upper — Car (passenger): 4.1%
Walked Only 1.4% / 1.0%
Narre Warren East — Walked Only: 1.4% Beaconsfield Upper — Walked Only: 1.0%
Train — / 0.6%
Narre Warren East — Train: not among its largest Beaconsfield Upper — Train: 0.6%

Bars are drawn against the largest share shown (65.4%).

Setting

Narre Warren East Beaconsfield Upper
Elevation 128 m
above sea level, at the suburb centre
 206 m
above sea level, at the suburb centre
Distance to the ocean 23.7 km 24.3 km

NBN connectivity

Narre Warren East Beaconsfield Upper
Connectivity score 30/100 70/100
Most common technology Fixed wireless Fibre to the premises
Full-fibre (FTTP) share 0%
153 premises
 50%
982 premises

Climate

Narre Warren East Beaconsfield Upper
Annual rainfall 781 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Narre Warren East Beaconsfield Upper
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

Narre Warren East Beaconsfield Upper
Average residential rate $2,161/yr $1,880/yr
Council Yarra Ranges Cardinia

Federal electorate

Narre Warren East Beaconsfield Upper
Division Casey La Trobe
Member Aaron Violi Jason Wood
Party Liberal
same for both

First Home Owner Grant

Narre Warren East Beaconsfield Upper
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Narre Warren East

Acreage Outer

Beaconsfield Upper

Acreage Outer Premium

More comparisons

Other comparisons with Narre Warren East

Narre Warren East vs Narre Warren North Narre Warren East vs Lysterfield Narre Warren East vs Emerald Narre Warren East vs Belgrave South Narre Warren East vs Harkaway

Other comparisons with Beaconsfield Upper

Beaconsfield Upper vs Pakenham Beaconsfield Upper vs Officer Beaconsfield Upper vs Beaconsfield Beaconsfield Upper vs Emerald Beaconsfield Upper vs Pakenham Upper Beaconsfield Upper vs Harkaway
Full data on Narre Warren East Full data on Beaconsfield Upper
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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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