Narre Warren North vs Berwick

Berwick is the younger of the two, with a median age of 38 against 42 in Narre Warren North. 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 North: a median of $1.62 million, against $910,000 in Berwick. Narre Warren North is closer to the city centre: 40 km, against 46.9 km. On these figures, Narre Warren North tends to suit couples, while Berwick suits 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

They split

one each way, out of the 6 things we measure here

  • Narre Warren North carries lower crime risk (49/100 vs 68/100)
  • Berwick has more schools rated above their peers (5 vs 1)

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

First-home buyers

Berwick

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($910,000 vs $1,620,000)
  • has cheaper land ($860,000 vs $1,070,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Berwick

ahead on the one thing that separates them

  • has a bigger rental market to choose from (23% vs 4%)

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

Commuting to the city

They split

one each way, out of the 4 things we measure here

  • Narre Warren North sits closer to the CBD (40 km vs 46.9 km)
  • Berwick is more walkable (91/100 vs 60/100)

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

Downsizers and retirees

Berwick

ahead on 2 of the 5 things we measure here

  • has more GPs (15 vs 1)
  • is more walkable (91/100 vs 60/100)
  • But Narre Warren North carries lower crime risk (49/100 vs 68/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

Narre Warren North and Berwick 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 North Berwick
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 North Berwick
Walkability 60 / 91
Narre Warren North — Walkability: 60/100 Berwick — Walkability: 91/100
Safety 51 / 32
Narre Warren North — Safety: 51/100 Berwick — Safety: 32/100
Low fire risk 29 / 34
Narre Warren North — Low fire risk: 29/100 Berwick — Low fire risk: 34/100
Low flood risk 48 / 46
Narre Warren North — Low flood risk: 48/100 Berwick — Low flood risk: 46/100

Demographics

Berwick has more residents (50,298 vs 8,033); Narre Warren North has higher household incomes ($136,968 vs $109,876).

Narre Warren North Berwick
Population 8,033 50,298
+526% vs other
Population trend (2016 → 2021) +4.7% +5.5%
Median age 42 38
Median household income $136,968/yr
+20% vs other
 $109,876/yr
Median weekly rent $410/wk
+2% vs other
 $400/wk

Age profile

Share of residents in each band, 2021 Census.

Narre Warren North Berwick
0-4 4.3% / 5.5%
Narre Warren North — 0-4: 4.3% Berwick — 0-4: 5.5%
5-14 13.2% / 15.2%
Narre Warren North — 5-14: 13.2% Berwick — 5-14: 15.2%
15-19 8.0% / 7.2%
Narre Warren North — 15-19: 8.0% Berwick — 15-19: 7.2%
20-24 7.9% / 6.2%
Narre Warren North — 20-24: 7.9% Berwick — 20-24: 6.2%
25-34 9.1% / 10.8%
Narre Warren North — 25-34: 9.1% Berwick — 25-34: 10.8%
35-44 10.2% / 15.2%
Narre Warren North — 35-44: 10.2% Berwick — 35-44: 15.2%
45-54 15.4% / 14.8%
Narre Warren North — 45-54: 15.4% Berwick — 45-54: 14.8%
55-64 15.1% / 10.9%
Narre Warren North — 55-64: 15.1% Berwick — 55-64: 10.9%
65-74 9.8% / 7.4%
Narre Warren North — 65-74: 9.8% Berwick — 65-74: 7.4%
75-84 4.6% / 4.8%
Narre Warren North — 75-84: 4.6% Berwick — 75-84: 4.8%
85+ 2.2% / 2.0%
Narre Warren North — 85+: 2.2% Berwick — 85+: 2.0%

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

Who lives together

Household composition, 2021 Census.

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%
Berwick 59.6% couple families
Berwick — Couple Families: 59.6% Berwick — Lone Person: 22.6% Berwick — One Parent Families: 14.6% Berwick — Group Household: 2.3% Berwick — Other Families: 0.9%
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 North 4.1% renting
Narre Warren North — Owned Outright: 42.2% Narre Warren North — Mortgage: 53.7% Narre Warren North — Renting: 4.1%
Berwick 22.7% renting
Berwick — Owned Outright: 29.5% Berwick — Mortgage: 47.8% Berwick — Renting: 22.7%
Owned outright Mortgage Renting

Qualifications

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

Narre Warren North Berwick
Certificate III & IV 14.4% / 12.6%
Narre Warren North — Certificate III & IV: 14.4% Berwick — Certificate III & IV: 12.6%
Bachelor Degree 12.7% / 13.8%
Narre Warren North — Bachelor Degree: 12.7% Berwick — Bachelor Degree: 13.8%
Advanced Diploma / Diploma 8.3% / 9.0%
Narre Warren North — Advanced Diploma / Diploma: 8.3% Berwick — Advanced Diploma / Diploma: 9.0%
Postgraduate Degree 3.3% / 5.4%
Narre Warren North — Postgraduate Degree: 3.3% Berwick — Postgraduate Degree: 5.4%
Graduate Diploma / Certificate 1.6% / 2.0%
Narre Warren North — Graduate Diploma / Certificate: 1.6% Berwick — Graduate Diploma / Certificate: 2.0%

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.

Narre Warren North Berwick
India 2.3% / 6.1%
Narre Warren North — India: 2.3% Berwick — India: 6.1%
England 2.8% / 3.7%
Narre Warren North — England: 2.8% Berwick — England: 3.7%
Sri Lanka 1.9% / 3.9%
Narre Warren North — Sri Lanka: 1.9% Berwick — Sri Lanka: 3.9%
China 2.6% / 2.9%
Narre Warren North — China: 2.6% Berwick — China: 2.9%
Afghanistan 2.5% / 0.8%
Narre Warren North — Afghanistan: 2.5% Berwick — Afghanistan: 0.8%
New Zealand 0.8% / 1.7%
Narre Warren North — New Zealand: 0.8% Berwick — New Zealand: 1.7%

Bars are drawn against the largest share shown (6.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

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%
Berwick 89.0% houses
Berwick — Houses: 89.0% Berwick — Townhouses: 10.5% Berwick — Flats / Apartments: 0.4%
Houses Townhouses Flats / Apartments

Property market

Narre Warren North Berwick
Median house price $1,620,000 $910,000
Median unit price — $671,000
Median land price $1,070,000 $860,000
Typical days to sell (houses) 36 days
from 59 sales
 29 days
from 708 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.

Narre Warren North Berwick
3 bed $1.27M / $800K
Narre Warren North — 3 bed: $1.27M (8 sales) Berwick — 3 bed: $800K (439 sales)

8 vs 439 sales

4 bed $1.56M / $972K
Narre Warren North — 4 bed: $1.56M (44 sales) Berwick — 4 bed: $972K (602 sales)

44 vs 602 sales

5 bed $1.93M / $1.27M
Narre Warren North — 5 bed: $1.93M (22 sales) Berwick — 5 bed: $1.27M (111 sales)

22 vs 111 sales

Zoning mix

Narre Warren North has more rural and farming land (41% vs 9%).

Narre Warren North Berwick
Residential 45% 68%
Rural and farming 41% 9%
Parks and recreation 6% 9%
Infrastructure and transport 8% 9%
Other and special use 0% 3%
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 North Berwick
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.

Narre Warren North Berwick
Houses 3.1%
$1,100/wk on $1.87M
 3.5%
$635/wk on $945K
Units — 3.9%
$510/wk on $682K

Ranking within VIC

Narre Warren North Berwick
House price Higher than 87% of VIC Higher than 63% of VIC
Income Higher than 96% of VIC Higher than 82% of VIC
Schools Higher than 50% of VIC Higher than 63% of VIC
Walkability Higher than 87% of VIC Higher than 97% of VIC
Affordability Higher than 35% of VIC Higher than 65% of VIC
EV adoption Higher than 86% of VIC Higher than 92% of VIC
NBN connectivity Higher than 93% of VIC Higher than 85% of VIC
Rental yield (houses) Higher than 16% of VIC Higher than 36% of VIC
Rental yield (units) — Higher than 7% of VIC

Liveability

Berwick is more walkable (91 vs 60).

Narre Warren North Berwick
Grade B
same for both
Score 51/100 55/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Berwick carries more crime risk (68 vs 49).

Narre Warren North Berwick
Bushfire High
71/100
 Moderate
66/100
Crime Moderate
49/100
 Moderate
68/100
Flood Moderate
52/100
 Moderate
54/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 3
within 5 km

Schools

Narre Warren North Berwick
Inside the suburb 5 17
Rated above peers 1 5
Rated at peers 3 7
Rated below peers 1 0
Universities within 10 km 1
Federation University Berwick, 7.1 km
 1
Federation University Berwick, 0.0 km
Full-time students aged 15–24 3.5% 2.7%

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

Schools in Berwick

  • Berwick Primary School Government · Primary above peers
  • Brentwood Park Primary School Government · Primary above peers
  • Kambrya College Government · Secondary above peers
  • Nossal High School Government · Secondary above peers
  • St Margaret’s Berwick Grammar Independent · Combined above peers
  • Berwick Chase Primary School Government · Primary at peers

Amenities in the suburb

Narre Warren North Berwick
Supermarkets 1 6
Cafes & restaurants 3 31
Parks & reserves 18 70
Childcare 9 35
GPs 1 15
Pharmacies 0 7
Hospitals 0 2
Banks & Bank@Post 1 5
Fuel stations 2 4
EV chargers 0 1
Waterways 18 19

Mobility

Berwick sits further from the CBD (46.9 km vs 40 km).

Narre Warren North Berwick
Walkability score 60/100 91/100
Distance to Melbourne 40 km 46.9 km
+17% vs other
Drive time (normal traffic) 40 min 44 min
Public transport score 78/100
Bus
 79/100
Rail · Bus
Peak arrivals per hour 35.2
7-9am + 5-7pm
 567.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.4%
postcode 3804
 1.8%
postcode 3806
Rooftop solar per 100 dwellings 61
postcode 3804
 50
postcode 3806

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 North Berwick
Car (driver) 68.2% / 63.1%
Narre Warren North — Car (driver): 68.2% Berwick — Car (driver): 63.1%
Worked from Home 26.2% / 29.0%
Narre Warren North — Worked from Home: 26.2% Berwick — Worked from Home: 29.0%
Car (passenger) 4.1% / 4.3%
Narre Warren North — Car (passenger): 4.1% Berwick — Car (passenger): 4.3%
Train 0.9% / 2.4%
Narre Warren North — Train: 0.9% Berwick — Train: 2.4%
Walked Only 0.5% / 0.7%
Narre Warren North — Walked Only: 0.5% Berwick — Walked Only: 0.7%

Bars are drawn against the largest share shown (68.2%).

Setting

Narre Warren North Berwick
Elevation 80 m
above sea level, at the suburb centre
 60 m
above sea level, at the suburb centre
Distance to the ocean 19.2 km 19.4 km

NBN connectivity

Narre Warren North Berwick
Connectivity score 84/100 76/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 58%
2,802 premises
 53%
19,113 premises

Climate

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

Federal electorate

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

First Home Owner Grant

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

Tags

Narre Warren North

Acreage Outer Parks Premium Quiet

Berwick

Large Blocks Outer Parks Village Feel

More comparisons

Other comparisons with Narre Warren North

Narre Warren North vs Narre Warren Narre Warren North vs Endeavour Hills Narre Warren North vs Hallam Narre Warren North vs Lysterfield Narre Warren North vs Harkaway Narre Warren North vs Lysterfield South

Other comparisons with Berwick

Berwick vs Clyde North Berwick vs Narre Warren South Berwick vs Narre Warren Berwick vs Cranbourne North Berwick vs Officer Berwick vs Beaconsfield
Full data on Narre Warren North Full data on Berwick
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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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